204 E 16th St E · Rome, GA 30161

$130,000

3 bd · 1.0 ba · 1,254 sqft · SingleFamily · 68 Days on market

Built 1940 Average condition 7,840 sqft lot $104/sqft · 25% below area Est $173k · 25% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1940 and sitting on a 0.18-acre lot in Rome, GA, this well-maintained 3-bedroom, 1-bath single-family residence delivers immediate rental income with a qualified tenant in place at $1,200/month. That's $14,400 in gross annual rent against the asking price - a gross rent multiplier of just 9.0x with a potential cap rate north of 8%. The current owner has maintained this property with care: a metal roof speaks to the long-term stewardship that keeps a 1940s build standing strong. No HOA means no rent restrictions and no additional overhead eating into returns. At approximately $1,080 in annual property taxes, carrying costs stay lean. Seller has never occupied the property. Buyers are encouraged to conduct their own independent due diligence during the inspection period. Rome, GA continues to draw investor attention as a growing NW Georgia market anchored by Berry College, Shorter University, and Georgia Northwestern Technical College - consistent renter demand built right in.

Key facts

• 7,840 sq ft lot
• Built 1940
• Listed 68 days

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$172,695) 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 $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1940 — 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $172,695
• List price: $130,000
• Delta: -24.72%
• 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
414 E 17th St SW	0.10mi	3/2.0	1,304 (+4%)	5mo	$222,000	$170	81
419 E 13th St SW	0.27mi	3/1.0	1,185 (-6%)	3mo	$175,000	$148	76
210 E 14th St	0.21mi	3/1.0	1,284 (+2%)	13mo	$45,000	$35	76
525 E 14th St	0.27mi	3/1.0	1,362 (+9%)	3mo	$110,000	$81	70
407 E 19th St SW	0.22mi	3/2.5	1,355 (+8%)	1mo	$180,000	$133	70
1705 Olmstead St SW	0.10mi	2/1.0 (-1)	1,080 (-14%)	1mo	$172,999	$160	66
509 E 19th St SW	0.22mi	2/1.0 (-1)	1,148 (-8%)	12mo	$189,000	$165	60
308 E 20th St SW	0.37mi	3/1.0	1,360 (+8%)	12mo	$84,900	$62	59
2 Fair SW	0.74mi	2/1.0 (-1)	1,246 (-1%)	4mo	$190,000	$152	56
2512 Callier Springs Rd	0.48mi	3/1.0	1,100 (-12%)	6mo	$87,000	$79	52
115 E Boundary	0.47mi	3/2.0	1,104 (-12%)	3mo	$210,000	$190	52
117 E Boundary St	0.47mi	3/2.0	1,104 (-12%)	3mo	$214,900	$195	52

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: -2.4%
• Equity multiple: 0.90×
• Total profit: $-3,471
• Equity at exit: $19,383

10-year hold

• IRR: 10.6%
• Equity multiple: 1.95×
• Total profit: $34,414
• Equity at exit: $11,240

Cash invested: $36,400 (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 30161

• Rents YoY: 6.3%
• Active inventory: 411
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $201

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $291	-5% $246	+0% $201	+5% $157	+10% $112
Rent	-10% $91	-5% $146	+0% $201	+5% $256	+10% $311
Rate	-1.0pp $267	-0.5pp $234	base $201	+0.5pp $168	+1.0pp $133

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	1	0.43mi
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	44d	1	0.64mi
48 Chateau Dr SE Rome, GA	1.0–2.0	1.0–1.5	802	$2,200	$2.74	44d	5	1.17mi
50 Chateau Dr SE Rome, GA	2.0–3.0	1.5–2.0	1255	$1,599	$1.27	3d	4	1.24mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	44d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   days on market $130,000 Active 68 DOM
2. 2026-06-18
   days on market $130,000 Active 67 DOM
3. 2026-06-17
   days on market $130,000 Active 66 DOM
4. 2026-06-16
   days on market $130,000 Active 65 DOM
5. 2026-06-15
   days on market $130,000 Active 64 DOM
6. 2026-06-14
   days on market $130,000 Active 62 DOM
7. 2026-06-13
   days on market $130,000 Active 61 DOM
8. 2026-06-10
   days on market $130,000 Active 59 DOM
9. 2026-06-09
   days on market $130,000 Active 58 DOM
10. 2026-06-08
    days on market $130,000 Active 57 DOM
11. 2026-06-07
    days on market $130,000 Active 56 DOM
12. 2026-06-05
    days on market $130,000 Active 53 DOM
13. 2026-06-03
    days on market $130,000 Active 52 DOM
14. 2026-06-02
    days on market $130,000 Active 51 DOM
15. 2026-06-01
    days on market $130,000 Active 50 DOM
16. 2026-05-31
    days on market $130,000 Active 49 DOM
17. 2026-05-30
    days on market $130,000 Active 48 DOM
18. 2026-04-12
    listed $130,000 Active 1000-char remark

    Show marketing remark (1007 chars)

    Built in 1940 and sitting on a 0.18-acre lot in Rome, GA, this well-maintained 3-bedroom, 1-bath single-family residence delivers immediate rental income with a qualified tenant in place at $1,200/month. That's $14,400 in gross annual rent against a $130,000 asking price - a gross rent multiplier of just 9.0x with a potential cap rate north of 8%. The current owner has maintained this property with care: a metal roof speaks to the long-term stewardship that keeps a 1940s build standing strong. No HOA means no rent restrictions and no additional overhead eating into returns. At approximately $1,080 in annual property taxes, carrying costs stay lean. Seller has never occupied the property. Buyers are encouraged to conduct their own independent due diligence during the inspection period. Rome, GA continues to draw investor attention as a growing NW Georgia market anchored by Berry College, Shorter University, and Georgia Northwestern Technical College - consistent renter demand built right in.

19. 2026-04-12
    listed $130,000 New 1007-char remark

    Show marketing remark (1007 chars)

    Built in 1940 and sitting on a 0.18-acre lot in Rome, GA, this well-maintained 3-bedroom, 1-bath single-family residence delivers immediate rental income with a qualified tenant in place at $1,200/month. That's $14,400 in gross annual rent against a $130,000 asking price - a gross rent multiplier of just 9.0x with a potential cap rate north of 8%. The current owner has maintained this property with care: a metal roof speaks to the long-term stewardship that keeps a 1940s build standing strong. No HOA means no rent restrictions and no additional overhead eating into returns. At approximately $1,080 in annual property taxes, carrying costs stay lean. Seller has never occupied the property. Buyers are encouraged to conduct their own independent due diligence during the inspection period. Rome, GA continues to draw investor attention as a growing NW Georgia market anchored by Berry College, Shorter University, and Georgia Northwestern Technical College - consistent renter demand built right in.

20. 2026-04-10
    historical $130,000 1000-char remark

    Show marketing remark (1007 chars)

    Built in 1940 and sitting on a 0.18-acre lot in Rome, GA, this well-maintained 3-bedroom, 1-bath single-family residence delivers immediate rental income with a qualified tenant in place at $1,200/month. That's $14,400 in gross annual rent against a $130,000 asking price - a gross rent multiplier of just 9.0x with a potential cap rate north of 8%. The current owner has maintained this property with care: a metal roof speaks to the long-term stewardship that keeps a 1940s build standing strong. No HOA means no rent restrictions and no additional overhead eating into returns. At approximately $1,080 in annual property taxes, carrying costs stay lean. Seller has never occupied the property. Buyers are encouraged to conduct their own independent due diligence during the inspection period. Rome, GA continues to draw investor attention as a growing NW Georgia market anchored by Berry College, Shorter University, and Georgia Northwestern Technical College - consistent renter demand built right in.

21. 2026-04-10
    historical $130,000 1007-char remark

    Show marketing remark (1007 chars)

    Built in 1940 and sitting on a 0.18-acre lot in Rome, GA, this well-maintained 3-bedroom, 1-bath single-family residence delivers immediate rental income with a qualified tenant in place at $1,200/month. That's $14,400 in gross annual rent against a $130,000 asking price - a gross rent multiplier of just 9.0x with a potential cap rate north of 8%. The current owner has maintained this property with care: a metal roof speaks to the long-term stewardship that keeps a 1940s build standing strong. No HOA means no rent restrictions and no additional overhead eating into returns. At approximately $1,080 in annual property taxes, carrying costs stay lean. Seller has never occupied the property. Buyers are encouraged to conduct their own independent due diligence during the inspection period. Rome, GA continues to draw investor attention as a growing NW Georgia market anchored by Berry College, Shorter University, and Georgia Northwestern Technical College - consistent renter demand built right in.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $16,706
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,782
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,328/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This 1940s single-family home requires moderate repairs and maintenance to improve its condition and value. Painting, landscaping, and HVAC maintenance are key updates that can significantly enhance its resale and rental potential.

Repairs flagged

• Moderate Exterior siding — Signs of wear and tear.
• Moderate Interior walls/paint — Paint appears faded and uneven.
• Moderate Landscaping — Basic landscaping could be improved to enhance curb appeal.

Value-add opportunities

• Both Painting the interior and exterior — Fresh paint can improve the home's appearance and value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and rental value.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract tenants.
• Rental Window cleaning — Clean windows can make the home more appealing to potential tenants and buyers.
• Resale Roof inspection — A thorough inspection can ensure the roof is in good condition and prevent future issues.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Signs of wear and tear.	Moderate	$3,000–15,000
Interior walls/paint · Paint appears faded and uneven.	Moderate	$3,000–15,000
Landscaping · Basic landscaping could be improved to enhance curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting the interior and exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract tenants. ↑
• Rental Window cleaning — Clean windows can make the home more appealing to potential tenants and buyers. ↑
• Resale Roof inspection — A thorough inspection can ensure the roof is in good condition and prevent future issues. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

4 events — show timeline

• 2026-04-12 Listed $130,000 FMLS
• 2026-04-12 Listed $130,000 GAMLS
• 2026-04-10 Coming Soon $130,000 FMLS
• 2026-04-10 Coming Soon $130,000 GAMLS