3 Roseway Cir NE · Rome, GA 30161

$370,000

5 bd · 3.0 ba · 2,985 sqft · MultiFamily public records · 11 Days on market

Built 1920 0.28 ac lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Turnkey Triplex - Fully Renovated Income-Producing Property in Rome, GA! Incredible investment opportunity located just 3 miles from Downtown Rome in a quiet, well-established neighborhood. This 100% renovated triplex is move-in ready and perfect for investors seeking reliable cash flow and minimal maintenance. The property includes: * Unit 1: 2 bedrooms, 1 bathroom, full kitchen, living room, and dining area - updated with modern finishes. * Unit 2: 2 bedrooms, 1 bathroom, kitchen, and living room - tastefully remodeled throughout. * Unit 3: 1 bedroom, 1 bathroom, kitchen, living room, and bonus studio space - ideal for a home office or flex use. Recent renovations include new kitchens and baths, updated flooring, fresh paint, and modernized plumbing and electrical systems. All units are in excellent condition and ready for immediate occupancy. Located minutes from shopping, dining, schools, and major roadways, this fully upgraded property is a rare find for savvy investors. With strong rental potential and no deferred maintenance, this is a must-see! Showings by appointment only.

Key facts

• Fully renovated
• Modernized plumbing
• Updated flooring

Tags

• FULLY RENOVATED
• INCOME PRODUCING PROPERTY
• UPDATED FLOORING
• MODERNIZED PLUMBING
• MODERNIZED ELECTRICAL SYSTEMS
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Property contains 3 units

Exterior

• Parking: One total parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: One-level property; Resale condition
• Construction: Shingle roof; Other construction materials
• Exterior features: Parking lot

Interior

• Bedrooms: Unit 1 has 5 bedrooms
• Bathrooms: Unit 1 has 3 bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Three-unit property (total of 3 units); Vacant unit available; Utilities (electric, gas, water, garbage) and maintenance included for Unit 1

What this means for you Summary

Snapshot

• This is a 2×2.0bd/1.0ba + 1×1.0bd/1.0ba units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive. Per door: $249/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Cap rate 8.7% vs local median 3.4% 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.
• 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.
• Zoned schools: Main Elementary School (math 9% / reading 10%, grade F, #1,122 of 1,228 statewide, top 91%, 419 students, 97% FRL); Rome Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 966 students, 55% FRL); Rome High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,095 students, 66% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 416 active listings in the ZIP; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• At $3,812/mo this rent would consume 74% of the median local household income ($62k/yr) (locally 1104% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 $104k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y 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 $121k; list at $370k implies a 206% 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 $370,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $1,407,691
• List price: $370,000
• Delta: -73.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $403
• Equity at exit: $55,168

10-year hold

• IRR: 12.6%
• Equity multiple: 2.14×
• Total profit: $118,045
• Equity at exit: $31,991

Cash invested: $103,600 (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: 416
• Price-to-rent: 23.7×

Monthly cashflow live

• Estimated rent: $3,812 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $746

Break-even live

Break-even rent $2,868

Max offer price $370,000

Occupancy floor 75%

Sensitivity live

Price	-10% $955	-5% $850	+0% $746	+5% $641	+10% $536
Rent	-10% $444	-5% $595	+0% $746	+5% $896	+10% $1,047
Rate	-1.0pp $932	-0.5pp $840	base $746	+0.5pp $650	+1.0pp $552

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,598
1× unit	1.0	1	$1,214
Total (3 units)			$3,812

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $370,000 Active 11 DOM
2. 2026-06-19
   days on market $370,000 Active 9 DOM
3. 2026-06-18
   days on market $370,000 Active 8 DOM
4. 2026-06-17
   days on market $370,000 Active 7 DOM
5. 2026-06-16
   days on market $370,000 Active 6 DOM
6. 2026-06-15
   days on market $370,000 Active 5 DOM
7. 2026-06-14
   days on market $370,000 Active 3 DOM
8. 2026-06-13
   days on marketlisting id $370,000 Active 2 DOM
9. 2025-08-25
   price $370,000 1108-char remark
10. 2025-08-25
    price $370,000 1147-char remark
11. 2025-07-17
    price $390,000 1108-char remark
12. 2025-07-17
    price $390,000 1147-char remark
13. 2025-06-02
    listed $415,000 Active 1147-char remark
14. 2025-05-30
    historical $415,000 1147-char remark
15. 2025-05-29
    listed $415,000 New 1108-char remark
16. 2025-02-26
    soldstatus $121,000
17. 2025-02-19
    soldstatus $72,000
18. 2025-02-13
    soldstatus $72,000 Sold
19. 2025-02-13
    soldstatus $72,000 Closed
20. 2025-01-29
    status Pending
21. 2025-01-29
    status Under Contract
22. 2025-01-15
    price $79,000
23. 2025-01-15
    price $79,000
24. 2025-01-08
    price $90,000
25. 2025-01-08
    price $90,000
26. 2024-10-17
    price $95,000
27. 2024-10-17
    price $95,000
28. 2024-10-03
    price $99,000
29. 2024-10-03
    price $99,000
30. 2024-09-13
    listed $105,000 New
31. 2024-09-13
    listed $105,000 Active
32. 2021-06-21
    soldstatus $278,000
33. 2019-10-21
    soldstatus $329,500
34. 2019-08-12
    soldstatus $92,500
35. 2019-04-01
    historical
36. 2018-12-28
    status Back on Market
37. 2018-12-10
    status Under Contract
38. 2018-09-26
    price $164,900
39. 2018-09-13
    status Back on Market
40. 2018-08-30
    status Under Contract
41. 2018-06-30
    listed $160,000 New
42. 2004-07-19
    soldstatus $72,000
43. 2003-09-30
    soldstatus $50,000

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $3,404 · $284/mo
• Expected delta: +$1,347/yr (+$112/mo · 65.5%)

ⓘ 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 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: $45,744
• − Mortgage interest: −$20,726
• − Property taxes: −$2,057
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,660
• − Management: −$3,660
• − Depreciation: −$10,764
• Taxable income: $3,029
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $8,220/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

+640.0% since first listed

39 events — show timeline

• 2026-06-10 Listed $370,000 FMLS
• 2026-06-10 Listed $370,000 GAMLS
• 2026-05-29 Listing Removed — GAMLS
• 2026-05-29 Listing Removed — FMLS
• 2025-08-25 Price Changed $370,000 GAMLS
• 2025-08-25 Price Changed $370,000 FMLS
• 2025-07-17 Price Changed $390,000 GAMLS
• 2025-07-17 Price Changed $390,000 FMLS
• 2025-06-02 Listed $415,000 FMLS
• 2025-05-30 Coming Soon — FMLS
• 2025-05-29 Listed $415,000 GAMLS
• 2025-02-26 Sold (Public Records) $121,000 Public Records
• 2025-02-19 Sold (Public Records) $72,000 Public Records
• 2025-02-13 Sold (MLS) $72,000 FMLS
• 2025-02-13 Sold (MLS) $72,000 GAMLS
• 2025-01-29 Pending — FMLS
• 2025-01-29 Pending — GAMLS
• 2025-01-15 Price Changed $79,000 FMLS
• 2025-01-15 Price Changed $79,000 GAMLS
• 2025-01-08 Price Changed $90,000 FMLS
• 2025-01-08 Price Changed $90,000 GAMLS
• 2024-10-17 Price Changed $95,000 FMLS
• 2024-10-17 Price Changed $95,000 GAMLS
• 2024-10-03 Price Changed $99,000 FMLS
• 2024-10-03 Price Changed $99,000 GAMLS
• 2024-09-13 Listed $105,000 FMLS
• 2024-09-13 Listed $105,000 GAMLS
• 2021-06-21 Sold (Public Records) $278,000 Public Records
• 2019-10-21 Sold (Public Records) $329,500 Public Records
• 2019-08-12 Sold (Public Records) $92,500 Public Records
• 2019-04-01 Listing Removed — GAMLS
• 2018-12-28 Relisted — GAMLS
• 2018-12-10 Pending — GAMLS
• 2018-09-26 Price Changed $164,900 GAMLS
• 2018-09-13 Relisted — GAMLS
• 2018-08-30 Pending — GAMLS
• 2018-06-30 Listed $160,000 GAMLS
• 2004-07-19 Sold (Public Records) $72,000 Public Records
• 2003-09-30 Sold (Public Records) $50,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,057 · +8.7% YoY. Source: county tax records.