45 Bannister Dr NE · Rome, GA 30161

$159,900

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 187 Days on market

Built 1998 0.65 ac lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC SYSTEM! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

Key facts

• 0.65 acre lot
• 4 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.3%/yr); 411 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $967
• Equity at exit: $23,842

10-year hold

• IRR: 13.0%
• Equity multiple: 2.18×
• Total profit: $52,837
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $334

Break-even live

Break-even rent $1,235

Max offer price $159,900

Occupancy floor 75%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Wayside Rd NE Rome, GA	4.0	1.5	1452	$1,500	$1.03	43d	1	1.26mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	43d	1	1.43mi

Listing history 10 events

1. 2026-06-03
   status $159,900 Active 187 DOM
2. 2026-05-20
   status Pending 263-char remark

   Show marketing remark (262 chars)

   Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC system! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

3. 2026-05-20
   status Under Contract 262-char remark

   Show marketing remark (262 chars)

   Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC system! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

4. 2026-01-06
   price $159,900 263-char remark

   Show marketing remark (262 chars)

   Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC system! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

5. 2026-01-06
   price $159,900 262-char remark

   Show marketing remark (262 chars)

   Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC system! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

6. 2025-11-14
   listed $184,900 Active 263-char remark

   Show marketing remark (262 chars)

   Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC system! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

7. 2025-11-14
   listed $184,900 New 262-char remark

   Show marketing remark (262 chars)

   Remodeled 3 bedroom 2 baths Double Wide mobile home at the end of the street close to close and located in Model School District. BRAND NEW HVAC system! Get this one now for less than monthly rent! Call today for your private viewing! The lot is .65 of an acre.

8. 2018-06-18
   soldstatus $233,100
9. 2004-03-11
   soldstatus $14,000
10. 2001-10-08
    soldstatus $16,500

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$621/yr (+$52/mo · 73.0%)

ⓘ 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 ≥105°F today · 18 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: $19,900
• − Mortgage interest: −$8,957
• − Property taxes: −$850
• − Insurance: −$800
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,652
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,659/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 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

• 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

+869.1% since first listed

9 events — show timeline

• 2026-05-20 Pending — FMLS
• 2026-05-20 Pending — GAMLS
• 2026-01-06 Price Changed $159,900 FMLS
• 2026-01-06 Price Changed $159,900 GAMLS
• 2025-11-14 Listed $184,900 GAMLS
• 2025-11-14 Listed $184,900 FMLS
• 2018-06-18 Sold (Public Records) $233,100 Public Records
• 2004-03-11 Sold (Public Records) $14,000 Public Records
• 2001-10-08 Sold (Public Records) $16,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $850 · +7.6% YoY. Source: county tax records.