2014 Maple Ave SW · Rome, GA 30161

$129,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 54 Days on market

Built 1925 7,405 sqft lot $136/sqft · at area comps Est $129k · at est.

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.1/15.0
• 1% rule +6.2/10.0
• 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

Charming 2-bedroom, 1 bathroom bungalow with lots of fresh updates! Possible Small 3rd Bedroom/Bonus Unfinished Space off of Kitchen. This cozy home features new flooring throughout. New Roof, New Electrical. Fresh paint throughout complete the look, making this home move-in ready. Don't miss out on this adorable bungalow-it's ready for its next owner! Great Rental or Investment Property! Tenant Occupied - 24 Hour Notice to Show Property.

Key facts

• Fresh paint
• New flooring
• New electrical

Tags

• NEW FLOORING
• NEW ROOF
• NEW ELECTRICAL
• FRESH PAINT
• BONUS UNFINISHED SPACE

Property features AI

Exterior

• Parking: 2 total parking spaces
• Utilities: Public water; Public sewer; Electric: Other; Utilities: Other
• Home design: One-level home; Combination foundation; Composition roof; Construction materials: Other; Property faces unspecified direction
• Construction: Composition roof; Combination foundation; Construction materials listed as Other
• Exterior features: Front porch; Back yard fenced

Interior

• Kitchen: White cabinets
• Bedrooms: 2 bedrooms on the main level; Master bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level; Master bathroom with unspecified 'Other' features
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/common walls; Resale condition
• 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 $130k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/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: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 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; 3 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 $898 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 5y ago 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 $39k; list at $130k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $128,770
• List price: $129,900
• Delta: 0.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Willingham St SW	0.23mi	2/1.0	976 (+2%)	12mo	$149,000	$153	75
113 Hosea St SW	0.27mi	2/1.5	914 (-4%)	7mo	$168,180	$184	73
2425 Maple Rd SE	0.52mi	2/1.0	917 (-4%)	2mo	$78,000	$85	68
31 E 16th St SW	0.43mi	2/1.0	920 (-3%)	9mo	$42,000	$46	67
1705 Olmstead St SW	0.32mi	2/1.0	1,080 (+13%)	1mo	$172,999	$160	62
1508 Flannery St SW	0.49mi	2/1.0	1,008 (+6%)	11mo	$28,000	$28	58
306 Strand St SW	0.44mi	2/2.0	1,020 (+7%)	8mo	$195,000	$191	57
2501 Maple Rd	0.58mi	2/1.5	1,032 (+8%)	3mo	$192,500	$187	55
3 Wisteria Dr SE	0.68mi	2/1.5	900 (-6%)	12mo	$170,000	$189	47
303 Strand St SW	0.44mi	2/1.0	816 (-14%)	11mo	$139,000	$170	46
115 Hawthorne St SE	0.57mi	3/1.0 (+1)	1,058 (+11%)	7mo	$130,000	$123	44
114 Holly St SE	0.46mi	2/2.0	827 (-13%)	13mo	$184,900	$224	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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,857
• Equity at exit: $19,369

10-year hold

• IRR: 15.6%
• Equity multiple: 2.45×
• Total profit: $52,892
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $329

Break-even live

Break-even rent $1,037

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $403	-5% $366	+0% $329	+5% $293	+10% $256
Rent	-10% $214	-5% $272	+0% $329	+5% $387	+10% $444
Rate	-1.0pp $395	-0.5pp $362	base $329	+0.5pp $296	+1.0pp $261

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	44d	1	0.72mi
48 Chateau Dr SE Rome, GA	1.0–2.0	1.0–1.5	802	$2,200	$2.74	44d	5	0.94mi
1 Fair St SW Unit A Rome, GA	1.0	1.0	722	$1,200	$1.66	44d	1	1.13mi

Listing history 50 events

1. 2026-06-19
   days on market $129,900 Active 54 DOM
2. 2026-06-18
   days on market $129,900 Active 53 DOM
3. 2026-06-17
   days on market $129,900 Active 52 DOM
4. 2026-06-16
   days on market $129,900 Active 51 DOM
5. 2026-06-15
   days on market $129,900 Active 50 DOM
6. 2026-06-14
   days on market $129,900 Active 48 DOM
7. 2026-06-13
   days on market $129,900 Active 47 DOM
8. 2026-06-10
   days on market $129,900 Active 45 DOM
9. 2026-06-09
   days on market $129,900 Active 44 DOM
10. 2026-06-08
    days on market $129,900 Active 43 DOM
11. 2026-06-07
    days on market $129,900 Active 42 DOM
12. 2026-06-05
    days on market $129,900 Active 39 DOM
13. 2026-06-03
    days on market $129,900 Active 38 DOM
14. 2026-06-02
    days on market $129,900 Active 37 DOM
15. 2026-06-01
    days on market $129,900 Active 36 DOM
16. 2026-05-31
    days on market $129,900 Active 35 DOM
17. 2026-05-30
    days on market $129,900 Active 34 DOM
18. 2026-05-08
    price $129,900 472-char remark

    Show marketing remark (454 chars)

    Charming 2-bedroom, 1 bathroom bungalow with lots of fresh updates! Possible Small 3rd Bedroom/Bonus Unfinished Space off of Kitchen. This cozy home features new flooring throughout. New Roof, New Electrical. Fresh paint throughout complete the look, making this home move-in ready. Don't miss out on this adorable bungalow-it's ready for its next owner! Great Rental or Investment Property! Tenant Occupied - 24 Hour Notice to Show Property.

19. 2026-05-08
    price $129,900 454-char remark

    Show marketing remark (454 chars)

    Charming 2-bedroom, 1 bathroom bungalow with lots of fresh updates! Possible Small 3rd Bedroom/Bonus Unfinished Space off of Kitchen. This cozy home features new flooring throughout. New Roof, New Electrical. Fresh paint throughout complete the look, making this home move-in ready. Don't miss out on this adorable bungalow-it's ready for its next owner! Great Rental or Investment Property! Tenant Occupied - 24 Hour Notice to Show Property.

20. 2026-04-26
    listed $135,000 New 454-char remark

    Show marketing remark (454 chars)

    Charming 2-bedroom, 1 bathroom bungalow with lots of fresh updates! Possible Small 3rd Bedroom/Bonus Unfinished Space off of Kitchen. This cozy home features new flooring throughout. New Roof, New Electrical. Fresh paint throughout complete the look, making this home move-in ready. Don't miss out on this adorable bungalow-it's ready for its next owner! Great Rental or Investment Property! Tenant Occupied - 24 Hour Notice to Show Property.

21. 2026-04-26
    listed $135,000 Active 472-char remark

    Show marketing remark (454 chars)

    Charming 2-bedroom, 1 bathroom bungalow with lots of fresh updates! Possible Small 3rd Bedroom/Bonus Unfinished Space off of Kitchen. This cozy home features new flooring throughout. New Roof, New Electrical. Fresh paint throughout complete the look, making this home move-in ready. Don't miss out on this adorable bungalow-it's ready for its next owner! Great Rental or Investment Property! Tenant Occupied - 24 Hour Notice to Show Property.

22. 2026-02-27
    historical $1,000
23. 2026-02-19
    listed $1,000
24. 2026-02-18
    historical $1,000
25. 2026-02-03
    listed $1,000
26. 2026-02-03
    historical $1,000
27. 2026-01-21
    listed $1,000
28. 2026-01-20
    historical $1,000
29. 2026-01-20
    listed $1,000
30. 2026-01-07
    historical
31. 2026-01-07
    historical
32. 2025-12-21
    price $115,000
33. 2025-12-21
    price $115,000
34. 2025-12-07
    price $119,900
35. 2025-12-07
    price $119,900
36. 2025-12-03
    listed $125,000 New
37. 2025-12-03
    listed $125,000 Active
38. 2025-12-02
    historical
39. 2025-11-13
    price $125,000
40. 2025-11-07
    listed $135,000 New
41. 2025-11-04
    historical
42. 2025-11-04
    historical
43. 2025-10-21
    price $135,000
44. 2025-10-21
    price $135,000
45. 2025-10-10
    price $145,000
46. 2025-10-10
    price $145,000
47. 2025-09-12
    listed $149,900 New
48. 2025-09-12
    listed $149,900 Active
49. 2025-08-28
    historical
50. 2025-08-28
    historical

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$186/yr (+$15/mo · 18.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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 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: $17,450
• − Mortgage interest: −$7,276
• − Property taxes: −$1,009
• − Insurance: −$650
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,779
• Taxable income: $1,944
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,486/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

+1080.9% since first listed

65 events — show timeline

• 2026-05-08 Price Changed $129,900 FMLS
• 2026-05-08 Price Changed $129,900 GAMLS
• 2026-04-26 Listed $135,000 FMLS
• 2026-04-26 Listed $135,000 GAMLS
• 2026-02-27 Rental Removed $1,000 RENTSPREE
• 2026-02-19 Listed for Rent $1,000 RENTSPREE
• 2026-02-18 Rental Removed $1,000 FMLS
• 2026-02-03 Listed for Rent $1,000 FMLS
• 2026-02-03 Rental Removed $1,000 GAMLS
• 2026-01-21 Listed for Rent $1,000 GAMLS
• 2026-01-20 Rental Removed $1,000 FMLS
• 2026-01-20 Listed for Rent $1,000 FMLS
• 2026-01-07 Listing Removed — FMLS
• 2026-01-07 Listing Removed — GAMLS
• 2025-12-21 Price Changed $115,000 GAMLS
• 2025-12-21 Price Changed $115,000 FMLS
• 2025-12-07 Price Changed $119,900 GAMLS
• 2025-12-07 Price Changed $119,900 FMLS
• 2025-12-03 Listed $125,000 FMLS
• 2025-12-03 Listed $125,000 GAMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-11-13 Price Changed $125,000 GAMLS
• 2025-11-07 Listed $135,000 GAMLS
• 2025-11-04 Listing Removed — FMLS
• 2025-11-04 Listing Removed — GAMLS
• 2025-10-21 Price Changed $135,000 FMLS
• 2025-10-21 Price Changed $135,000 GAMLS
• 2025-10-10 Price Changed $145,000 GAMLS
• 2025-10-10 Price Changed $145,000 FMLS
• 2025-09-12 Listed $149,900 FMLS
• 2025-09-12 Listed $149,900 GAMLS
• 2025-08-28 Listing Removed — FMLS
• 2025-08-28 Listing Removed — GAMLS
• 2025-07-30 Listed $139,900 FMLS
• 2025-07-30 Listed $139,900 GAMLS
• 2025-07-29 Listing Removed — GAMLS
• 2025-07-29 Listing Removed — FMLS
• 2025-07-25 Price Changed $139,900 GAMLS
• 2025-07-25 Price Changed $139,900 FMLS
• 2025-07-08 Price Changed $149,900 GAMLS
• 2025-07-08 Price Changed $149,900 FMLS
• 2025-07-01 Listed $160,000 GAMLS
• 2025-07-01 Listed $160,000 FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-24 Price Changed $160,000 GAMLS
• 2025-06-24 Price Changed $160,000 FMLS
• 2025-06-12 Price Changed $180,000 GAMLS
• 2025-06-12 Price Changed $180,000 FMLS
• 2025-05-29 Listed $189,900 GAMLS
• 2025-05-29 Listed $189,900 FMLS
• 2025-05-21 Listing Removed — FMLS
• 2025-05-21 Listing Removed — GAMLS
• 2025-05-17 Price Changed $189,900 GAMLS
• 2025-05-17 Price Changed $189,900 FMLS
• 2025-05-07 Price Changed $194,900 GAMLS
• 2025-05-07 Price Changed $194,900 FMLS
• 2025-04-17 Listed $199,900 FMLS
• 2025-04-17 Listed $199,900 GAMLS
• 2021-12-20 Pending — GAMLS
• 2021-12-20 Sold (MLS) $39,000 GAMLS
• 2021-12-04 Price Changed $40,000 GAMLS
• 2021-12-02 Listed $49,000 GAMLS
• 2002-10-30 Sold (Public Records) $40,000 Public Records
• 1998-10-02 Sold (Public Records) $11,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,009 · +7.5% YoY. Source: county tax records.