2201 Southern St · Rome, GA 30161

$99,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 188 Days on market

Built 1940 0.25 ac lot $103/sqft · 18% below area Est $121k · 18% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW WITH NEW MINI-SPLIT HEAT AND AIR. Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

Key facts

• New metal roof
• Vinyl flooring
• Newer appliances

Tags

• NEW METAL ROOF
• NEW INSULATED WINDOWS
• VINYL FLOORING
• UPDATED KITCHEN
• NEWER APPLIANCES
• STONE FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.3% in Rome — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#266 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Rome City (urban): math 27% / reading 29% proficiency, ranked #112 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.3%/yr); 411 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $120,932
• List price: $99,000
• Delta: -18.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Southern St	0.00mi	2/1.0	960 (0%)	1mo	$93,000	$97	99
411 Superba Ave NE	0.27mi	2/1.5	966 (+1%)	15mo	$185,000	$192	72
507 Superba Ave NE	0.23mi	3/1.0 (+1)	971 (+1%)	13mo	$175,000	$180	72
300 Rudy St NE	0.14mi	3/1.0 (+1)	928 (-3%)	16mo	$165,000	$178	70
304 Reynolds St NE	0.34mi	2/1.0	936 (-2%)	23mo	$162,500	$174	61
301 Reynolds St NE	0.37mi	2/2.0	1,010 (+5%)	16mo	$73,500	$73	57
20 Stevens St NE	0.48mi	3/1.0 (+1)	1,052 (+10%)	2mo	$58,200	$55	55
412 North Ave	0.32mi	3/1.0 (+1)	1,092 (+14%)	5mo	$167,000	$153	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.46×
• Total profit: $12,820
• Equity at exit: $14,761

10-year hold

• IRR: 22.7%
• Equity multiple: 3.24×
• Total profit: $62,025
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30161

• Rents YoY: 6.3%
• Active inventory: 411
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $384

Break-even live

Break-even rent $811

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $440	-5% $412	+0% $384	+5% $356	+10% $328
Rent	-10% $281	-5% $333	+0% $384	+5% $435	+10% $486
Rate	-1.0pp $434	-0.5pp $409	base $384	+0.5pp $358	+1.0pp $332

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Reynolds St NE Unit 4D Rome, GA	1.0	1.0	550	$1,000	$1.82	44d	1	0.38mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	44d	1	0.88mi
2310 Village Blvd SE Rome, GA	1.0	1.5	929	$1,750	$1.88	45d	1	1.03mi
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	44d	1	1.06mi

Listing history 30 events

1. 2026-06-10
   status $99,000 Pending 188 DOM
2. 2026-06-09
   days on market $99,000 Active Under Contract 188 DOM
3. 2026-06-08
   days on market $99,000 Active Under Contract 187 DOM
4. 2026-06-07
   days on market $99,000 Active Under Contract 186 DOM
5. 2026-06-05
   days on market $99,000 Active Under Contract 183 DOM
6. 2026-06-03
   days on market $99,000 Active Under Contract 182 DOM
7. 2026-06-02
   days on market $99,000 Active Under Contract 181 DOM
8. 2026-06-01
   days on market $99,000 Active Under Contract 180 DOM
9. 2026-05-31
   days on market $99,000 Active Under Contract 179 DOM
10. 2026-05-30
    days on market $99,000 Active Under Contract 178 DOM
11. 2026-05-11
    historical Active Under Contract 419-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

12. 2026-05-11
    status Under Contract 406-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

13. 2026-04-25
    price $99,000 419-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

14. 2026-04-25
    price $99,000 406-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

15. 2026-03-24
    price $109,000 419-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

16. 2026-03-24
    price $109,000 406-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

17. 2026-02-10
    price $119,000 419-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

18. 2026-02-10
    price $119,000 406-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

19. 2026-01-21
    price $129,000 419-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

20. 2026-01-21
    price $129,000 406-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

21. 2025-11-25
    listed $119,000 Active 419-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

22. 2025-11-25
    listed $119,000 New 406-char remark

    Show marketing remark (406 chars)

    NOW WITH A HEAT AND AIR! Updated 2BR/1BA cottage with great potential. Features include a new metal roof, new insulated windows, vinyl flooring, and an updated kitchen with newer appliances. Electric water heater; no heating system installed. Stone foundation, covered front porch, and a convenient location close to public transportation. Solid investment opportunity with major updates already completed.

23. 2019-09-23
    soldstatus $153,000
24. 2019-09-23
    soldstatus $153,000
25. 2003-10-16
    soldstatus $46,000
26. 1989-03-14
    soldstatus $16,500
27. 1982-02-04
    soldstatus $15,500
28. 1978-12-05
    soldstatus $15,300
29. 1976-01-16
    soldstatus $16,000
30. 1972-06-15
    soldstatus $10,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $965 · $80/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,564
• − Mortgage interest: −$5,546
• − Property taxes: −$965
• − Insurance: −$495
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,880
• Taxable income: $3,189
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,841/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rome City
• NCES district ID: 1304440
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $34,889
• Composite: 23.1/100
• National rank: #7963
• State rank: #112 of 174 in GA

Livability — Rome

• Score: 64/100
• State rank: #266
• US rank: #14459

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rome, GA
• County: Floyd County · 77,706 people
• City population: 77,706
• Metro: Rome, GA
• Population (ZIP): 34,705
• Household income: $61,667
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1104.0

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.06%
• Current HPI: 257.8168
• Rent YoY: ▲ 6.28%
• Metro: Rome, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+808.3% since first listed

20 events — show timeline

• 2026-05-11 Contingent — FMLS
• 2026-05-11 Pending — GAMLS
• 2026-04-25 Price Changed $99,000 FMLS
• 2026-04-25 Price Changed $99,000 GAMLS
• 2026-03-24 Price Changed $109,000 FMLS
• 2026-03-24 Price Changed $109,000 GAMLS
• 2026-02-10 Price Changed $119,000 FMLS
• 2026-02-10 Price Changed $119,000 GAMLS
• 2026-01-21 Price Changed $129,000 FMLS
• 2026-01-21 Price Changed $129,000 GAMLS
• 2025-11-25 Listed $119,000 GAMLS
• 2025-11-25 Listed $119,000 FMLS
• 2019-09-23 Sold (Public Records) $153,000 Public Records
• 2019-09-23 Sold (Public Records) $153,000 Public Records
• 2003-10-16 Sold (Public Records) $46,000 Public Records
• 1989-03-14 Sold (Public Records) $16,500 Public Records
• 1982-02-04 Sold (Public Records) $15,500 Public Records
• 1978-12-05 Sold (Public Records) $15,300 Public Records
• 1976-01-16 Sold (Public Records) $16,000 Public Records
• 1972-06-15 Sold (Public Records) $10,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $965 · -16.1% YoY. Source: county tax records.