19 NE Donley Dr · Rome, GA 30165

$180,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 70 Days on market

Built 1976 0.42 ac lot $103/sqft · 15% below area Est $211k · 15% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +14.2/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• 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 MLS

Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

Key facts

• 0.42 acre lot
• 2 parking spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $61 ($733/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.5% below list).
• Recommended offer: $167k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+1.7%/yr); 369 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).

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

• It's been on market 70 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,546 (7.5% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $211,323
• List price: $180,000
• Delta: -14.82%
• 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
19 NE Donley Dr	0.00mi	3/2.0	1,744 (0%)	0mo	$170,000	$97	100
32 Donley Dr NW	0.17mi	3/2.0	1,816 (+4%)	6mo	$225,000	$124	80
3009 Garden Lakes Blvd	0.24mi	3/2.0	1,867 (+7%)	11mo	$174,000	$93	68
3603 Garden Lakes Pkwy NW	0.73mi	3/2.0	1,765 (+1%)	0mo	$317,000	$180	64
25 Shoreline Dr NW	0.43mi	3/3.0	1,641 (-6%)	4mo	$192,500	$117	62
138 Glendale Rd	0.54mi	3/2.0	1,908 (+9%)	1mo	$330,000	$173	59
7 Eden Dr NW	0.66mi	3/3.0	1,770 (+2%)	6mo	$245,000	$138	58
119 Glendale Rd	0.56mi	3/2.0	1,650 (-5%)	9mo	$222,500	$135	57
8 Ridge Haven Dr NW	0.68mi	3/2.0	1,602 (-8%)	1mo	$245,000	$153	54
3579 Garden Lakes Pkwy NW	0.58mi	3/2.0	1,906 (+9%)	11mo	$310,000	$163	49
3605 Garden Lakes Pkwy NW	0.73mi	3/2.0	1,500 (-14%)	7mo	$380,000	$253	36
127 Shoreline Dr NW	0.72mi	3/2.0	1,970 (+13%)	11mo	$265,000	$135	36

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-27,377
• Equity at exit: $26,839

10-year hold

• IRR: -9.3%
• Equity multiple: 0.46×
• Total profit: $-27,232
• Equity at exit: $15,563

Cash invested: $50,400 (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 30165

• Home prices YoY: -24.6%
• Rents YoY: 1.7%
• Active inventory: 369
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$236 /mo · $2,828/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $61

Break-even live

Break-even rent $1,588

Max offer price $180,000

Occupancy floor 91%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Melody Ln NW Rome, GA	3.0	1.0	1085	$1,550	$1.43	43d	1	0.54mi
10 Greenleaf Dr SW Rome, GA	4.0	1.5	1698	$2,000	$1.18	43d	1	0.78mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $180,000 Pending 70 DOM
2. 2026-06-03
   pricedays on market $180,000 Active 69 DOM
3. 2026-06-02
   days on market $190,000 Active 68 DOM
4. 2026-06-01
   days on market $190,000 Active 67 DOM
5. 2026-05-31
   days on market $190,000 Active 66 DOM
6. 2026-05-30
   days on market $190,000 Active 65 DOM
7. 2026-04-23
   price $190,000 314-char remark

   Show marketing remark (314 chars)

   Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

8. 2026-04-23
   price $190,000 314-char remark

   Show marketing remark (314 chars)

   Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

9. 2026-04-15
   price $195,000 314-char remark

   Show marketing remark (314 chars)

   Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

10. 2026-04-15
    price $195,000 314-char remark

    Show marketing remark (314 chars)

    Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

11. 2026-03-25
    listed $210,000 New 314-char remark

    Show marketing remark (314 chars)

    Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

12. 2026-03-25
    listed $210,000 Active 314-char remark

    Show marketing remark (314 chars)

    Great investment opportunity in Rome! Sold as-is, this property is ideal for investors, flippers, or buyers looking for their next renovation project. Home needs repairs and updates and is priced with that in mind. Seller will make no repairs. Strong potential for value-add with the right vision and improvements.

13. 2023-05-22
    soldstatus $130,000
14. 1976-05-17
    soldstatus $46,000

ⓘ 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: $2,828 · $236/mo
• Projected year-2 tax: $2,828 · $236/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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $19,986
• − Mortgage interest: −$10,083
• − Property taxes: −$2,828
• − Insurance: −$900
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,236
• Taxable loss: −$2,259
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,276/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

+313.0% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $190,000 FMLS
• 2026-04-23 Price Changed $190,000 GAMLS
• 2026-04-15 Price Changed $195,000 FMLS
• 2026-04-15 Price Changed $195,000 GAMLS
• 2026-03-25 Listed $210,000 FMLS
• 2026-03-25 Listed $210,000 GAMLS
• 2023-05-22 Sold (Public Records) $130,000 Public Records
• 1976-05-17 Sold (Public Records) $46,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,828 · +53.6% YoY. Source: county tax records.