303 Grady Ave NE · Rome, GA 30161

$109,999

None bd · 1.0 ba · 1,899 sqft · SingleFamily public records · 62 Days on market

Built 1920 10,454 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in the heart of Rome, 303 Grady St presents a prime duplex opportunity for the savvy investor seeking immediate income potential and long-term value. This property offers a solid foundation for generating rental revenue, with two separate living spaces ideal for tenants or even a house-hacking scenario. Whether you're looking to expand your portfolio or step into real estate investing, this investor special provides the chance to add value through updates and increased rents over time. Positioned in a convenient area near local amenities, shopping, and dining, this duplex holds strong appeal for renters, making it a strategic addition with both cash flow and appreciation potential.

Key facts

• 0.24 acre lot
• Built 1920
• Listed 62 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $611 ($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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 34% 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 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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 $48k; list at $110k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $103,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1920 — 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: 1.57% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.80%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $1,378,918
• List price: $109,999
• Delta: -92.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Reece St NE	0.34mi	4/2.0	2,084 (+10%)	7mo	$210,000	$101	58
30 Harvey St NE	0.27mi	3/1.5	2,135 (+12%)	13mo	$170,000	$80	53
413 Calhoun Ave NE	0.41mi	3/2.0	1,626 (-14%)	1mo	$140,000	$86	52
15 Stevens St NE	0.45mi	4/2.0	1,952 (+3%)	24mo	$75,000	$38	51
615 Calhoun Ave NE	0.62mi	3/1.0	1,960 (+3%)	20mo	$110,000	$56	49
617 Calhoun Ave NE	0.64mi	3/2.0	1,647 (-13%)	19mo	$210,000	$128	28

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: 20.6%
• Equity multiple: 1.88×
• Total profit: $26,967
• Equity at exit: $16,401

10-year hold

• IRR: 30.9%
• Equity multiple: 4.23×
• Total profit: $99,433
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $611

Break-even live

Break-even rent $950

Max offer price $109,999

Occupancy floor 60%

Sensitivity live

Price	-10% $673	-5% $642	+0% $611	+5% $580	+10% $548
Rent	-10% $475	-5% $543	+0% $611	+5% $679	+10% $747
Rate	-1.0pp $666	-0.5pp $639	base $611	+0.5pp $582	+1.0pp $553

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	44d	1	0.28mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	44d	1	0.94mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	44d	1	1.48mi

Listing history 48 events

1. 2026-06-19
   days on market $109,999 Active 62 DOM
2. 2026-06-18
   days on market $109,999 Active 61 DOM
3. 2026-06-17
   days on market $109,999 Active 60 DOM
4. 2026-06-16
   days on market $109,999 Active 59 DOM
5. 2026-06-15
   days on market $109,999 Active 58 DOM
6. 2026-06-14
   days on market $109,999 Active 56 DOM
7. 2026-06-13
   days on market $109,999 Active 55 DOM
8. 2026-06-10
   days on market $109,999 Active 53 DOM
9. 2026-06-09
   days on market $109,999 Active 52 DOM
10. 2026-06-08
    days on market $109,999 Active 51 DOM
11. 2026-06-07
    days on market $109,999 Active 50 DOM
12. 2026-06-05
    days on market $109,999 Active 47 DOM
13. 2026-06-03
    days on market $109,999 Active 46 DOM
14. 2026-06-02
    days on market $109,999 Active 45 DOM
15. 2026-06-01
    days on market $109,999 Active 44 DOM
16. 2026-05-31
    days on market $109,999 Active 43 DOM
17. 2026-05-30
    days on market $109,999 Active 42 DOM
18. 2026-04-18
    listed $109,999 Active 698-char remark

    Show marketing remark (698 chars)

    Located in the heart of Rome, 303 Grady St presents a prime duplex opportunity for the savvy investor seeking immediate income potential and long-term value. This property offers a solid foundation for generating rental revenue, with two separate living spaces ideal for tenants or even a house-hacking scenario. Whether you're looking to expand your portfolio or step into real estate investing, this investor special provides the chance to add value through updates and increased rents over time. Positioned in a convenient area near local amenities, shopping, and dining, this duplex holds strong appeal for renters, making it a strategic addition with both cash flow and appreciation potential.

19. 2026-04-17
    historical $109,999 698-char remark

    Show marketing remark (698 chars)

    Located in the heart of Rome, 303 Grady St presents a prime duplex opportunity for the savvy investor seeking immediate income potential and long-term value. This property offers a solid foundation for generating rental revenue, with two separate living spaces ideal for tenants or even a house-hacking scenario. Whether you're looking to expand your portfolio or step into real estate investing, this investor special provides the chance to add value through updates and increased rents over time. Positioned in a convenient area near local amenities, shopping, and dining, this duplex holds strong appeal for renters, making it a strategic addition with both cash flow and appreciation potential.

20. 2026-04-10
    listed $109,999 New 700-char remark

    Show marketing remark (700 chars)

    Located in the heart of Rome, 303 Grady Ave. presents a prime duplex opportunity for the savvy investor seeking immediate income potential and long-term value. This property offers a solid foundation for generating rental revenue, with two separate living spaces ideal for tenants or even a house-hacking scenario. Whether you're looking to expand your portfolio or step into real estate investing, this investor special provides the chance to add value through updates and increased rents over time. Positioned in a convenient area near local amenities, shopping, and dining, this duplex holds strong appeal for renters, making it a strategic addition with both cash flow and appreciation potential.

21. 2026-02-19
    status Back On Market
22. 2026-02-19
    status Active
23. 2026-02-19
    historical
24. 2026-02-19
    historical
25. 2026-02-07
    status Under Contract
26. 2026-02-07
    status Pending
27. 2026-02-07
    historical Active Under Contract
28. 2026-02-07
    historical Active Under Contract
29. 2025-08-22
    status Back On Market
30. 2025-08-22
    status Active
31. 2025-08-19
    historical
32. 2025-08-19
    historical
33. 2025-02-26
    listed $109,999 Active
34. 2025-02-25
    listed $109,999 New
35. 2024-06-27
    soldstatus $47,500 Closed
36. 2024-06-27
    soldstatus $47,500
37. 2024-06-24
    status Pending
38. 2024-05-22
    status Active
39. 2024-05-08
    status Pending
40. 2024-04-11
    listed $80,000 Active
41. 2024-02-09
    soldstatus $300,000
42. 2014-09-18
    historical
43. 2014-08-07
    price $14,000 Reduced
44. 2014-05-13
    price $20,000 Reduced
45. 2014-03-18
    listed $25,000 New
46. 2004-08-19
    soldstatus $18,000
47. 2003-07-01
    soldstatus $17,500
48. 1994-04-27
    soldstatus $22,500

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,533 · $128/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: $20,676
• − Mortgage interest: −$6,162
• − Property taxes: −$1,533
• − Insurance: −$550
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$3,200
• Taxable income: $5,923
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $5,907/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

+388.9% since first listed

31 events — show timeline

• 2026-04-18 Listed $109,999 FMLS
• 2026-04-17 Coming Soon $109,999 FMLS
• 2026-04-10 Listed $109,999 GAMLS
• 2026-02-19 Relisted — GAMLS
• 2026-02-19 Relisted — FMLS
• 2026-02-19 Listing Removed — FMLS
• 2026-02-19 Listing Removed — GAMLS
• 2026-02-07 Pending — GAMLS
• 2026-02-07 Pending — FMLS
• 2026-02-07 Contingent — GAMLS
• 2026-02-07 Contingent — FMLS
• 2025-08-22 Relisted — GAMLS
• 2025-08-22 Relisted — FMLS
• 2025-08-19 Listing Removed — FMLS
• 2025-08-19 Listing Removed — GAMLS
• 2025-02-26 Listed $109,999 FMLS
• 2025-02-25 Listed $109,999 GAMLS
• 2024-06-27 Sold (Public Records) $47,500 Public Records
• 2024-06-27 Sold (MLS) $47,500 FMLS
• 2024-06-24 Pending — FMLS
• 2024-05-22 Relisted — FMLS
• 2024-05-08 Pending — FMLS
• 2024-04-11 Listed $80,000 FMLS
• 2024-02-09 Sold (Public Records) $300,000 Public Records
• 2014-09-18 Listing Removed — GAMLS
• 2014-08-07 Price Changed $14,000 GAMLS
• 2014-05-13 Price Changed $20,000 GAMLS
• 2014-03-18 Listed $25,000 GAMLS
• 2004-08-19 Sold (Public Records) $18,000 Public Records
• 2003-07-01 Sold (Public Records) $17,500 Public Records
• 1994-04-27 Sold (Public Records) $22,500 Public Records

Property tax history

+30.6%/yr

Latest (2025): $1,533 · +744.1% YoY. Source: county tax records.