4 Dogwood St NE · Rome, GA 30161

$115,000

2 bd · 1.0 ba · 1,195 sqft · SingleFamily public records · 10 Days on market

Built 1935 0.32 ac lot Est $184k · 38% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Opportunity knocks in Celanese Village! This 2-bedroom, 1-bath home is centrally located in Rome with convenient access to Highways 27, 53, and 411, as well as nearby hospitals, medical facilities, shopping, and dining. Sold as-is and in need of substantial repairs and updates, this property offers tremendous potential for investors, flippers, landlords, or buyers looking to build equity through renovation. With a desirable location and endless possibilities, this is your chance to unlock value and bring new life to a property with promising upside.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1935

Property features AI

Finance

• Financial info: Sold/Offered As Is; Financing: Cash, Conventional, FHA
• HOA & community: No HOA

Exterior

• Parking: Off-street parking; Parking pad; Parking shed; Open parking available
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single-family house; Residential property; Built in 1935
• Construction: Brick, concrete, and wood siding construction; Composition roof; Built in 1935; No basement
• Exterior features: Porch with screened area; Corner, level lot; Outbuilding on the property

Interior

• Kitchen: Appliances: Other
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood; Tile; Other
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One-level living; Den; Other interior features
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.3% 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.
• 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.
• Zoned schools: Model Elementary School (math 50% / reading 48%, grade D, #280 of 1,228 statewide, top 23%, 489 students, 56% FRL); Model Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 519 students, 41% FRL); Model High (math 36% / reading 43%, grade F, #57 of 424 statewide, top 13%, 912 students, 32% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 411 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,000

Questions for the listing agent

1. Built in 1935 — 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: 1.28% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $184,030
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Ash St NE	0.18mi	2/1.0	1,105 (-8%)	2mo	$215,000	$195	78
5 Poplar St NE	0.14mi	2/1.0	1,263 (+6%)	11mo	$169,500	$134	75
13 Elmwood St NE	0.14mi	3/1.0 (+1)	1,171 (-2%)	15mo	$229,000	$196	73
24 Ash St	0.21mi	2/1.0	1,232 (+3%)	16mo	$179,000	$145	71
66 Ash St NE	0.39mi	2/2.0	1,225 (+2%)	4mo	$215,000	$176	70
21 Elmwood St NE	0.18mi	3/2.0 (+1)	1,201 (+0%)	16mo	$185,000	$154	68
1 Poplar St	0.13mi	2/1.0	1,362 (+14%)	5mo	$178,000	$131	67
10 Elmwood St NE	0.09mi	3/1.0 (+1)	1,312 (+10%)	22mo	$189,000	$144	57
48 Hickory St NE	0.34mi	2/1.0	1,345 (+13%)	9mo	$235,500	$175	56
205 Couper St NE	0.66mi	2/1.0	1,349 (+13%)	6mo	$189,900	$141	42

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: 8.4%
• Equity multiple: 1.34×
• Total profit: $11,033
• Equity at exit: $17,147

10-year hold

• IRR: 20.2%
• Equity multiple: 2.97×
• Total profit: $63,395
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$603
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $387

Break-even live

Break-even rent $981

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	43d	1	0.19mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	43d	1	0.92mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	43d	1	0.99mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	43d	1	1.08mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,349	$1.27	43d	12	1.27mi

Listing history 9 events

1. 2026-06-19
   days on market $115,000 Active 10 DOM
2. 2026-06-18
   days on market $115,000 Active 9 DOM
3. 2026-06-17
   days on market $115,000 Active 8 DOM
4. 2026-06-16
   days on market $115,000 Active 7 DOM
5. 2026-06-15
   days on market $115,000 Active 6 DOM
6. 2026-06-14
   days on market $115,000 Active 4 DOM
7. 2026-06-13
   statusdays on marketlisting id $115,000 Active 3 DOM
8. 2026-06-10
   remarks 555-char remark
9. 2026-06-10
   listed $115,000 New 1 DOM

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $17,653
• − Mortgage interest: −$6,442
• − Property taxes: −$1,491
• − Insurance: −$575
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,345
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,929/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

+79.7% since first listed

4 events — show timeline

• 2026-06-02 Listed $115,000 FMLS
• 2026-06-02 Listed $115,000 GAMLS
• 2006-09-07 Sold (Public Records) $92,000 Public Records
• 2004-05-07 Sold (Public Records) $64,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,491 · -0.6% YoY. Source: county tax records.