1314 E 2nd Ave · Rome, GA 30161

$89,900

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 340 Days on market

Built 1930 5,662 sqft lot $60/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

Key facts

• Updated windows
• Updated heating unit
• Updated roof

Tags

• UPDATED ROOF
• UPDATED WINDOWS
• UPDATED HEATING UNIT
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.4% 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: East Central Elementary School (math 42% / reading 41%, grade F, #402 of 1,228 statewide, top 33%, 546 students, 54% 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 fast (+6.3%/yr); 412 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 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 1930 — 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: 1.91% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.60%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (median comp): $222,801
• List price: $89,900
• Delta: -59.65%
• 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
525 E 14th St	0.18mi	3/1.0	1,362 (-10%)	3mo	$110,000	$81	72
1115 Park Blvd SE	0.20mi	3/2.0	1,470 (-3%)	15mo	$315,000	$214	70
2 Laporte St SE	0.45mi	3/2.5	1,543 (+2%)	8mo	$220,000	$143	63
1 Kentucky Ave SE	0.51mi	3/2.0	1,541 (+2%)	8mo	$259,900	$169	62
415 E 9th St	0.42mi	2/2.0 (-1)	1,602 (+6%)	12mo	$250,000	$156	51
414 E 17th St SW	0.40mi	3/2.0	1,304 (-14%)	5mo	$222,000	$170	50
407 E 19th St SW	0.57mi	3/2.5	1,355 (-10%)	1mo	$180,000	$133	50
1908 Flannery St SW	0.55mi	3/2.0	1,612 (+7%)	13mo	$230,000	$143	48
16 Tumlin Dr SE	0.51mi	4/2.0 (+1)	1,352 (-10%)	9mo	$210,000	$155	42
308 E 20th St SW	0.74mi	3/1.0	1,360 (-10%)	12mo	$84,900	$62	39
210 E 14th St	0.56mi	3/1.0	1,284 (-15%)	13mo	$45,000	$35	38
163 Vinings Dr	0.56mi	3/4.0	1,631 (+8%)	16mo	$359,900	$221	35

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: 36.0%
• Equity multiple: 2.60×
• Total profit: $40,183
• Equity at exit: $13,404

10-year hold

• IRR: 44.3%
• Equity multiple: 5.91×
• Total profit: $123,648
• Equity at exit: $7,773

Cash invested: $25,172 (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: 412
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$471
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $768

Break-even live

Break-even rent $744

Max offer price $89,900

Occupancy floor 50%

Sensitivity live

Price	-10% $819	-5% $793	+0% $768	+5% $742	+10% $717
Rent	-10% $632	-5% $700	+0% $768	+5% $835	+10% $903
Rate	-1.0pp $813	-0.5pp $791	base $768	+0.5pp $744	+1.0pp $721

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 E 19th St SW Rome, GA	2.0	2.0	1308	$1,250	$0.96	45d	1	0.80mi
93 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	45d	1	0.96mi
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	45d	1	0.97mi
77 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	45d	1	0.99mi
48 Chateau Dr SE Rome, GA	1.0–2.0	1.0–1.5	802	$2,200	$2.74	45d	5	1.21mi
50 Chateau Dr SE Rome, GA	2.0–3.0	1.5–2.0	1255	$1,599	$1.27	0d	3	1.28mi
109 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	45d	1	1.39mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	45d	1	1.43mi

Listing history 50 events

1. 2026-06-21
   days on market $89,900 Active 340 DOM
2. 2026-06-19
   days on market $89,900 Active 338 DOM
3. 2026-06-18
   days on market $89,900 Active 337 DOM
4. 2026-06-17
   days on market $89,900 Active 336 DOM
5. 2026-06-16
   days on market $89,900 Active 335 DOM
6. 2026-06-15
   days on market $89,900 Active 334 DOM
7. 2026-06-14
   days on market $89,900 Active 332 DOM
8. 2026-06-13
   days on market $89,900 Active 331 DOM
9. 2026-06-10
   days on market $89,900 Active 329 DOM
10. 2026-06-09
    days on market $89,900 Active 328 DOM
11. 2026-06-08
    days on market $89,900 Active 327 DOM
12. 2026-06-07
    days on market $89,900 Active 326 DOM
13. 2026-06-05
    days on market $89,900 Active 323 DOM
14. 2026-06-03
    days on market $89,900 Active 322 DOM
15. 2026-06-02
    days on market $89,900 Active 321 DOM
16. 2026-06-01
    days on market $89,900 Active 320 DOM
17. 2026-05-31
    price $89,900 Active 319 DOM
18. 2026-05-31
    days on market $99,000 Active 319 DOM
19. 2026-05-30
    days on market $99,000 Active 318 DOM
20. 2026-03-17
    price $99,000 492-char remark

    Show marketing remark (492 chars)

    This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

21. 2026-03-17
    price $99,000 492-char remark

    Show marketing remark (492 chars)

    This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

22. 2025-10-23
    price $115,000 492-char remark

    Show marketing remark (492 chars)

    This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

23. 2025-10-23
    price $115,000 492-char remark

    Show marketing remark (492 chars)

    This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

24. 2025-07-10
    listed $130,000 New 492-char remark

    Show marketing remark (492 chars)

    This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

25. 2025-07-10
    listed $130,000 Active 492-char remark

    Show marketing remark (492 chars)

    This property presents an excellent opportunity for renovation and customization. Conveniently located just minutes from shopping and dining, the home boasts an updated roof, windows, and heating unit. With lofty ceilings and over 1,500 square feet of living space, it occupies a desirable corner lot. All interior contents are included, and the property is offered for sale in its current condition. Please be aware that some images have been photoshopped to illustrate the home's potential.

26. 2023-10-02
    status Under Contract
27. 2023-10-02
    soldstatus $59,900
28. 2023-09-29
    soldstatus $59,900 Sold
29. 2023-09-07
    historical Active Under Contract
30. 2023-07-31
    price $65,000
31. 2023-06-29
    status Back On Market
32. 2023-06-05
    status Under Contract
33. 2023-06-03
    price $68,000
34. 2023-05-08
    price $95,000
35. 2023-05-03
    listed $135,000 New
36. 2023-05-02
    historical
37. 2023-04-13
    price $135,000
38. 2023-02-02
    listed $118,000 New
39. 2022-09-28
    historical
40. 2022-09-15
    price $95,900
41. 2022-09-02
    price $96,900
42. 2022-08-25
    price $99,900
43. 2022-08-10
    listed $104,900 New
44. 2022-07-19
    historical
45. 2022-06-09
    price $200,000
46. 2022-06-03
    price $140,000
47. 2022-06-01
    price $150,000
48. 2022-05-18
    listed $200,000 New
49. 2022-03-07
    status Under Contract
50. 2022-03-04
    soldstatus $64,900 Sold

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $946 · $79/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 7/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,589
• − Mortgage interest: −$5,036
• − Property taxes: −$946
• − Insurance: −$450
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$2,615
• Taxable income: $8,248
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $7,233/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

+41.6% since first listed

46 events — show timeline

• 2026-03-17 Price Changed $99,000 FMLS
• 2026-03-17 Price Changed $99,000 GAMLS
• 2025-10-23 Price Changed $115,000 FMLS
• 2025-10-23 Price Changed $115,000 GAMLS
• 2025-07-10 Listed $130,000 FMLS
• 2025-07-10 Listed $130,000 GAMLS
• 2023-10-02 Pending — GAMLS
• 2023-10-02 Sold (Public Records) $59,900 Public Records
• 2023-09-29 Sold (MLS) $59,900 GAMLS
• 2023-09-07 Contingent — GAMLS
• 2023-07-31 Price Changed $65,000 GAMLS
• 2023-06-29 Relisted — GAMLS
• 2023-06-05 Pending — GAMLS
• 2023-06-03 Price Changed $68,000 GAMLS
• 2023-05-08 Price Changed $95,000 GAMLS
• 2023-05-03 Listed $135,000 GAMLS
• 2023-05-02 Listing Removed — GAMLS
• 2023-04-13 Price Changed $135,000 GAMLS
• 2023-02-02 Listed $118,000 GAMLS
• 2022-09-28 Listing Removed — GAMLS
• 2022-09-15 Price Changed $95,900 GAMLS
• 2022-09-02 Price Changed $96,900 GAMLS
• 2022-08-25 Price Changed $99,900 GAMLS
• 2022-08-10 Listed $104,900 GAMLS
• 2022-07-19 Listing Removed — GAMLS
• 2022-06-09 Price Changed $200,000 GAMLS
• 2022-06-03 Price Changed $140,000 GAMLS
• 2022-06-01 Price Changed $150,000 GAMLS
• 2022-05-18 Listed $200,000 GAMLS
• 2022-03-07 Pending — GAMLS
• 2022-03-04 Sold (MLS) $64,900 GAMLS
• 2022-03-03 Sold (Public Records) $64,900 Public Records
• 2022-03-03 Sold (MLS) $64,900 FMLS
• 2022-02-21 Relisted — GAMLS
• 2022-02-18 Listing Removed — GAMLS
• 2022-02-02 Pending — FMLS
• 2022-02-02 Pending — GAMLS
• 2022-01-22 Relisted — GAMLS
• 2022-01-18 Relisted — FMLS
• 2022-01-18 Listing Removed — GAMLS
• 2022-01-13 Pending — FMLS
• 2022-01-13 Pending — GAMLS
• 2022-01-10 Price Changed $59,900 FMLS
• 2022-01-10 Price Changed $59,900 GAMLS
• 2021-10-04 Listed $69,900 GAMLS
• 2021-10-03 Listed $69,900 FMLS

Property tax history

+8.1%/yr

Latest (2025): $946 · +11.5% YoY. Source: county tax records.