312 Grady Ave NE · Rome, GA 30161

$109,900

3 bd · 1.0 ba · 1,462 sqft · SingleFamily public records · 63 Days on market

Built 1930 10,018 sqft lot $75/sqft · 34% below area Est $166k · 34% 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

Looking for a rental home with a great tenant? This one is currently rented on a month to month lease for $1,100.00 per month and can be increased. We need 25 hours to show restrictions apply see private remarks. Property is sold as is where is and seller makes no warranties to the condition of the property. Please send POF with all offers and select Perrie & Associates for preferred closing attorney, title has been cleared through them and ready to close.

Key facts

• 0.23 acre lot
• Built 1930
• Listed 62 days

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$166,341) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 8 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 33% 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 $760 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $110k implies a 57% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.55% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.4

CMA / ARV

• ARV (median comp): $166,341
• List price: $109,900
• Delta: -33.93%
• 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
203 Forsyth St NE	0.26mi	3/2.0	1,395 (-5%)	1mo	$90,000	$65	75
304 Perkins St NE	0.30mi	2/1.0 (-1)	1,433 (-2%)	5mo	$30,000	$21	74
310 Kingston Ave NE	0.37mi	3/2.0	1,420 (-3%)	2mo	$200,000	$141	72
308 Perkins St NE	0.31mi	3/1.0	1,338 (-8%)	5mo	$37,000	$28	67
206 Church Street St	0.57mi	3/2.0	1,473 (+1%)	7mo	$195,000	$132	63
200 Ross St NE	0.29mi	3/2.0	1,358 (-7%)	9mo	$190,000	$140	63
102 Smith St	0.48mi	3/2.0	1,409 (-4%)	6mo	$190,000	$135	62
413 Calhoun Ave NE	0.37mi	3/2.0	1,626 (+11%)	1mo	$140,000	$86	59
122 Perkins St NE	0.32mi	3/2.0	1,289 (-12%)	3mo	$199,000	$154	59
11 Pine St NE	0.29mi	3/2.0	1,611 (+10%)	8mo	$184,000	$114	59
501 Calhoun Ave NE	0.41mi	3/2.0	1,329 (-9%)	10mo	$132,000	$99	53
43 King Bee Cir NE	0.53mi	3/2.0	1,269 (-13%)	4mo	$180,000	$142	45

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: 20.8%
• Equity multiple: 1.88×
• Total profit: $27,152
• Equity at exit: $16,386

10-year hold

• IRR: 31.0%
• Equity multiple: 4.24×
• Total profit: $99,596
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$576
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $615

Break-even live

Break-even rent $927

Max offer price $109,900

Occupancy floor 59%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	43d	1	0.20mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	43d	1	0.28mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	43d	1	0.38mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	43d	1	0.99mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	43d	27	1.12mi
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	43d	1	1.19mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	43d	12	1.24mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	43d	1	1.45mi

Listing history 21 events

1. 2026-06-19
   days on market $109,900 Active 63 DOM
2. 2026-06-18
   days on market $109,900 Active 62 DOM
3. 2026-06-17
   days on market $109,900 Active 61 DOM
4. 2026-06-16
   days on market $109,900 Active 60 DOM
5. 2026-06-15
   days on market $109,900 Active 59 DOM
6. 2026-06-14
   days on market $109,900 Active 57 DOM
7. 2026-06-13
   days on market $109,900 Active 56 DOM
8. 2026-06-10
   days on market $109,900 Active 54 DOM
9. 2026-06-09
   days on market $109,900 Active 53 DOM
10. 2026-06-08
    days on market $109,900 Active 52 DOM
11. 2026-06-07
    days on market $109,900 Active 51 DOM
12. 2026-06-05
    days on market $109,900 Active 48 DOM
13. 2026-06-03
    days on market $109,900 Active 47 DOM
14. 2026-06-02
    statusdays on market $109,900 Active 46 DOM
15. 2026-06-01
    days on market $109,900 Price Change 45 DOM
16. 2026-05-31
    pricestatusdays on market $109,900 Price Change 44 DOM
17. 2026-05-30
    days on market $129,900 Active 43 DOM
18. 2026-04-17
    listed $129,900 New 468-char remark

    Show marketing remark (468 chars)

    Looking for a rental home with a great tenant? This one is currently rented on a month to month lease for $1,100.00 per month and can be increased. We need 25 hours to show restrictions apply see private remarks. Property is sold as is where is and seller makes no warranties to the condition of the property. Please send POF with all offers and select Perrie & Associates for preferred closing attorney, title has been cleared through them and ready to close.

19. 2023-04-14
    soldstatus $70,000
20. 1984-04-20
    soldstatus $23,634
21. 1979-01-03
    soldstatus $15,000

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 3/10 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: $20,464
• − Mortgage interest: −$6,156
• − Property taxes: −$1,327
• − Insurance: −$550
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,197
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,944/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

+766.0% since first listed

4 events — show timeline

• 2026-04-17 Listed $129,900 GAMLS
• 2023-04-14 Sold (Public Records) $70,000 Public Records
• 1984-04-20 Sold (Public Records) $23,634 Public Records
• 1979-01-03 Sold (Public Records) $15,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,327 · +33.8% YoY. Source: county tax records.