7 Sandy Beach Ter NW · Rome, GA 30165

$170,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 2 Days on market

Built 1957 0.27 ac lot Est $167k · at est.

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Why this score? — see what drove the C- 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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +6.7/15.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great house in Garden Lakes. This 3 bedroom, one bath home has updated flooring, fresh paint, new lights and several other updates. Brand new HVAC unit! Sitting on a great lot with a detached garage with workshop + storage. Above ground pool with nice deck. Easy to show!

Key facts

• Fresh paint
• Storage
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH PAINT
• NEW LIGHTS
• DETACHED GARAGE
• WORKSHOP
• STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.3% 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: crime F, amenities F, commute 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.
• Zoned schools: West End Elementary School (math 47% / reading 39%, grade F, #370 of 1,228 statewide, top 30%, 983 students, 65% FRL); Rome Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 966 students, 55% FRL); Rome High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,095 students, 66% FRL).
• Market conditions: Rents rising (+1.7%/yr); 369 active listings in the ZIP; 5 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 31% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1957 — 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: 1.04% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $167,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Sandy Beach Ter NW	0.00mi	3/1.0	1,064 (0%)	1mo	$170,000	$160	99
107 Harrison Rd NW	0.23mi	3/2.0	1,052 (-1%)	12mo	$165,000	$157	74
119 Plymouth Rd NW	0.20mi	3/1.0	954 (-10%)	1mo	$139,900	$147	73
29 Conway Pl NW	0.39mi	3/1.0	1,135 (+7%)	3mo	$175,000	$154	68
24 Oxford Pl	0.54mi	3/1.0	1,022 (-4%)	3mo	$180,000	$176	66
1 Lindsey Ter NW	0.39mi	2/1.5 (-1)	1,018 (-4%)	3mo	$150,000	$147	65
128 Malone Dr NW	0.53mi	3/1.0	1,000 (-6%)	3mo	$206,150	$206	62
20 Tyler St NW	0.31mi	3/1.0	924 (-13%)	10mo	$140,000	$152	56
212 Longmeadow Dr NW	0.42mi	3/1.5	957 (-10%)	10mo	$189,900	$198	54
2628 Lakeridge Cir	0.52mi	2/1.0 (-1)	1,127 (+6%)	10mo	$160,000	$142	52
8 Wakefield Pl NW	0.69mi	3/1.0	988 (-7%)	11mo	$192,500	$195	47
3 Conway Pl NW	0.58mi	3/1.0	1,200 (+13%)	10mo	$185,000	$154	43

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,723
• Equity at exit: $25,348

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,989
• Equity at exit: $14,698

Cash invested: $47,600 (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 30165

• Home prices YoY: -24.6%
• Rents YoY: 1.7%
• Active inventory: 369
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $284

Break-even live

Break-even rent $1,410

Max offer price $170,000

Occupancy floor 79%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Malone Dr NW Rome, GA	3.0	2.0	1000	$3,000	$3.00	43d	1	0.51mi
122 Malone Dr Unit 1345543P Rome, GA	3.0	2.0	990	$2,687	$2.71	43d	1	0.51mi
32 Wilma Dr Rome, GA	3.0	2.0	1221	$1,195	$0.98	43d	1	0.80mi
46 Widgeon Way Rome, GA	3.0	2.0	1208	$1,295	$1.07	43d	1	1.03mi
32 Melody Ln NW Rome, GA	3.0	1.0	1085	$1,550	$1.43	43d	1	1.07mi

Listing history 6 events

1. 2026-04-23
   status Under Contract
2. 2026-04-21
   listed $170,000 New
3. 2026-03-02
   soldstatus $160,000
4. 2006-08-30
   soldstatus $92,900
5. 2006-06-13
   soldstatus $70,000
6. 1998-09-29
   soldstatus $67,000

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,242
• − Mortgage interest: −$9,523
• − Property taxes: −$1,822
• − Insurance: −$850
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,945
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $3,242/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): 43,001
• Household income: $68,089
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1311.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 1% Vietnamese 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: ▼ -82.79%
• Current HPI: 254.3732
• Rent YoY: ▲ 1.71%
• 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

+153.7% since first listed

6 events — show timeline

• 2026-04-23 Pending — GAMLS
• 2026-04-21 Listed $170,000 GAMLS
• 2026-03-02 Sold (Public Records) $160,000 Public Records
• 2006-08-30 Sold (Public Records) $92,900 Public Records
• 2006-06-13 Sold (Public Records) $70,000 Public Records
• 1998-09-29 Sold (Public Records) $67,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,822 · +0.8% YoY. Source: county tax records.