415 Calhoun Ave NE · Rome, GA 30161

$105,000

4 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 18 Days on market

Built 1919 9,147 sqft lot $74/sqft · 27% below area Est $143k · 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investors! 4BR - 1BA Rental House. Vacant for 2 months. Rented for $1100/mo the past 2 years.

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 1919

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$143,004) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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).
• This rent runs 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $105k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.77%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $143,004
• List price: $105,000
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Kingston Ave NE	0.12mi	3/2.0 (-1)	1,420 (+0%)	2mo	$200,000	$141	84
308 Perkins St NE	0.15mi	3/1.0 (-1)	1,338 (-6%)	5mo	$37,000	$28	74
203 Forsyth St NE	0.34mi	3/2.0 (-1)	1,395 (-2%)	1mo	$90,000	$65	72
501 Calhoun Ave NE	0.03mi	3/2.0 (-1)	1,329 (-6%)	10mo	$132,000	$99	71
110 Burnett St NE	0.12mi	3/1.0 (-1)	1,306 (-8%)	10mo	$139,900	$107	68
413 Calhoun Ave NE	0.01mi	3/2.0 (-1)	1,626 (+15%)	1mo	$140,000	$86	65
313 Kingston Ave NE	0.09mi	3/2.0 (-1)	1,276 (-10%)	10mo	$219,900	$172	62
122 Perkins St NE	0.26mi	3/2.0 (-1)	1,289 (-9%)	3mo	$199,000	$154	61
43 King Bee Cir NE	0.19mi	3/2.0 (-1)	1,269 (-10%)	4mo	$180,000	$142	61
206 Church Street St	0.40mi	3/2.0 (-1)	1,473 (+4%)	7mo	$195,000	$132	60
200 Ross St NE	0.64mi	3/2.0 (-1)	1,358 (-4%)	9mo	$190,000	$140	46
11 Pine St NE	0.49mi	3/2.0 (-1)	1,611 (+14%)	8mo	$184,000	$114	39

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: 31.6%
• Equity multiple: 2.38×
• Total profit: $40,686
• Equity at exit: $15,656

10-year hold

• IRR: 40.5%
• Equity multiple: 5.43×
• Total profit: $130,098
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $803

Break-even live

Break-even rent $904

Max offer price $105,000

Occupancy floor 53%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	43d	1	0.32mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	43d	1	0.38mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	43d	1	1.14mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	43d	12	1.48mi

Listing history 29 events

1. 2026-06-19
   days on market $105,000 Active 18 DOM
2. 2026-06-18
   days on market $105,000 Active 17 DOM
3. 2026-06-17
   days on market $105,000 Active 16 DOM
4. 2026-06-16
   days on market $105,000 Active 15 DOM
5. 2026-06-15
   days on market $105,000 Active 14 DOM
6. 2026-06-14
   days on market $105,000 Active 12 DOM
7. 2026-06-13
   days on market $105,000 Active 11 DOM
8. 2026-06-10
   days on market $105,000 Active 9 DOM
9. 2026-06-09
   days on market $105,000 Active 8 DOM
10. 2026-06-08
    days on market $105,000 Active 7 DOM
11. 2026-06-07
    days on market $105,000 Active 6 DOM
12. 2026-06-05
    days on market $105,000 Active 3 DOM
13. 2026-06-03
    days on market $105,000 Active 2 DOM
14. 2026-06-02
    pricedays on marketlisting id $105,000 Active 1 DOM
15. 2026-04-22
    price $115,000 95-char remark

    Show marketing remark (95 chars)

    Investors! 4BR - 1BA Rental House. Vacant for 2 months. Rented for $1100/mo the past 2 years.

16. 2026-01-27
    listed $120,000 New 95-char remark

    Show marketing remark (95 chars)

    Investors! 4BR - 1BA Rental House. Vacant for 2 months. Rented for $1100/mo the past 2 years.

17. 2022-12-19
    historical
18. 2021-06-29
    soldstatus $54,000 Closed 141-char remark

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

19. 2021-06-29
    soldstatus $54,000 Sold

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

20. 2021-06-29
    soldstatus $54,000

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

21. 2021-06-29
    soldstatus $54,000

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

22. 2021-06-24
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

23. 2021-06-09
    status Under Contract
24. 2021-06-07
    listed $54,000 Active 141-char remark

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

25. 2021-06-07
    listed $54,000 New

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

26. 2021-06-07
    listed $54,000

    Show marketing remark (141 chars)

    Investors! 4BR - 1BA Rental House. $750/mo. Tenant occupied, please do not disturb. Walk through and inspections after accepted contract.

27. 2001-04-12
    soldstatus $10,000
28. 1999-06-11
    soldstatus $30,900
29. 1998-02-27
    soldstatus $20,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,047
• − Mortgage interest: −$5,882
• − Property taxes: −$1,441
• − Insurance: −$525
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$3,055
• Taxable income: $8,458
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $7,604/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

+475.0% since first listed

15 events — show timeline

• 2026-04-22 Price Changed $115,000 GAMLS
• 2026-01-27 Listed $120,000 GAMLS
• 2022-12-19 Rental Removed — FMLS
• 2021-06-29 Sold (Public Records) $54,000 Public Records
• 2021-06-29 Sold (MLS) $54,000 WCARE
• 2021-06-29 Sold (MLS) $54,000 GAMLS
• 2021-06-29 Sold (MLS) $54,000 FMLS
• 2021-06-24 Pending — FMLS
• 2021-06-09 Pending — GAMLS
• 2021-06-07 Listed $54,000 WCARE
• 2021-06-07 Listed $54,000 GAMLS
• 2021-06-07 Listed $54,000 FMLS
• 2001-04-12 Sold (Public Records) $10,000 Public Records
• 1999-06-11 Sold (Public Records) $30,900 Public Records
• 1998-02-27 Sold (Public Records) $20,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,441 · -8.9% YoY. Source: county tax records.