18 Cherokee St · Rome, GA 30161

$175,000

3 bd · 1.0 ba · 1,888 sqft · SingleFamily public records · 69 Days on market

Built 1945 0.43 ac lot $93/sqft · at area comps Est $170k · at est.

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Why this score? — see what drove the D 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 +17.4/30.0
• ARV discount +6.3/15.0
• DSCR +5.4/10.0
• Rent growth +4.1/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious beauty is less than five minutes from downtown Rome and ready for its new owner! Charm and nostalgia abound with original transom windows, gleaming hardwood floors, high ceilings and a partial wrap-around covered front porch. Three HUGE bedrooms, one full bathroom, eat in kitchen plus flex space that could be converted into a fourth bedroom and master bath! HVAC and water heater were replaced five years ago and all electrical was replaced six years ago. The exterior just got a fresh coat of paint as well! Off street parking on a large lot! This gem needs some TLC to complete her transformation. Set up your showing today because this one is priced to sell!

Key facts

• Hvac replaced
• Flex space
• Eat in kitchen

Tags

• ORIGINAL TRANSOM WINDOWS
• GLEAMING HARDWOOD FLOORS
• HIGH CEILINGS
• EAT IN KITCHEN
• FLEX SPACE
• HVAC REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.7% below list).
• Recommended offer: $146k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Anna K. Davie Elementary (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 434 students, 94% 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 72% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 412 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $145,754 (16.7% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $170,391
• List price: $175,000
• Delta: 2.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Cherokee St	0.00mi	3/1.0	1,888 (0%)	1mo	$165,000	$87	99
214 E 3rd St E	0.53mi	3/1.5	1,728 (-8%)	2mo	$283,500	$164	58
18 Orlystes Dr SW	0.39mi	3/3.0	1,945 (+3%)	15mo	$283,000	$146	56
612 Hardy Rd	0.53mi	4/2.0 (+1)	2,000 (+6%)	8mo	$244,900	$122	50
418 Harper Ave SW	0.18mi	3/2.0	1,624 (-14%)	18mo	$80,000	$49	49
11 N Blanche Ave SW	0.54mi	3/1.0	1,645 (-13%)	14mo	$116,000	$71	41
317 E 4th St E	0.69mi	3/2.5	1,791 (-5%)	15mo	$500,000	$279	41
3 Lookout Cir SW	0.32mi	2/1.0 (-1)	1,612 (-15%)	24mo	$212,000	$132	36
216 E 3rd St	0.55mi	3/2.0	1,623 (-14%)	14mo	$349,500	$215	36
410 E 1st St	0.70mi	3/2.0	2,100 (+11%)	23mo	$460,750	$219	25

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-15,122
• Equity at exit: $26,093

10-year hold

• IRR: 4.7%
• Equity multiple: 1.39×
• Total profit: $19,025
• Equity at exit: $15,131

Cash invested: $49,000 (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: 412
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $131

Break-even live

Break-even rent $1,291

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $230	-5% $181	+0% $131	+5% $-118	+10% $-179
Rent	-10% $16	-5% $74	+0% $131	+5% $189	+10% $246
Rate	-1.0pp $219	-0.5pp $176	base $131	+0.5pp $86	+1.0pp $40

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	45d	1	0.74mi
1005 N 2nd Ave NW #26 Rome, GA	3.0	2.5	1418	$1,700	$1.20	45d	1	1.12mi
202 E 19th St SW Rome, GA	2.0	2.0	1308	$1,250	$0.96	45d	1	1.37mi

Listing history 17 events

1. 2026-05-31
   status $175,000 Pending 69 DOM
2. 2026-05-30
   days on market $175,000 Active 69 DOM
3. 2026-03-22
   listed $175,000 New 677-char remark

   Show marketing remark (677 chars)

   This spacious beauty is less than five minutes from downtown Rome and ready for its new owner! Charm and nostalgia abound with original transom windows, gleaming hardwood floors, high ceilings and a partial wrap-around covered front porch. Three HUGE bedrooms, one full bathroom, eat in kitchen plus flex space that could be converted into a fourth bedroom and master bath! HVAC and water heater were replaced five years ago and all electrical was replaced six years ago. The exterior just got a fresh coat of paint as well! Off street parking on a large lot! This gem needs some TLC to complete her transformation. Set up your showing today because this one is priced to sell!

4. 2026-03-22
   listed $175,000 Active 677-char remark

   Show marketing remark (677 chars)

   This spacious beauty is less than five minutes from downtown Rome and ready for its new owner! Charm and nostalgia abound with original transom windows, gleaming hardwood floors, high ceilings and a partial wrap-around covered front porch. Three HUGE bedrooms, one full bathroom, eat in kitchen plus flex space that could be converted into a fourth bedroom and master bath! HVAC and water heater were replaced five years ago and all electrical was replaced six years ago. The exterior just got a fresh coat of paint as well! Off street parking on a large lot! This gem needs some TLC to complete her transformation. Set up your showing today because this one is priced to sell!

5. 2024-10-01
   soldstatus $825,000
6. 2019-11-01
   historical
7. 2019-02-26
   status Back on Market
8. 2019-02-09
   price $99,500
9. 2019-02-07
   status Under Contract
10. 2018-11-02
    listed $110,000 New
11. 2014-05-07
    price $4,500
12. 2013-02-22
    soldstatus $4,500 Sold
13. 2013-02-19
    status Under Contract
14. 2013-02-06
    historical
15. 2013-02-06
    price $10,000
16. 2013-01-04
    listed $10,000 New
17. 2003-12-26
    soldstatus $19,000

ⓘ 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: $354 · $30/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$1,256/yr (+$105/mo · 354.2%)

ⓘ 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 ≥104°F today · 19 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: $17,490
• − Mortgage interest: −$9,803
• − Property taxes: −$354
• − Insurance: −$875
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$5,091
• Taxable loss: −$1,431
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $1,919/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

+821.1% since first listed

15 events — show timeline

• 2026-03-22 Listed $175,000 FMLS
• 2026-03-22 Listed $175,000 GAMLS
• 2024-10-01 Sold (Public Records) $825,000 Public Records
• 2019-11-01 Listing Removed — GAMLS
• 2019-02-26 Relisted — GAMLS
• 2019-02-09 Price Changed $99,500 GAMLS
• 2019-02-07 Pending — GAMLS
• 2018-11-02 Listed $110,000 GAMLS
• 2014-05-07 Price Changed $4,500 GAMLS
• 2013-02-22 Sold (MLS) $4,500 GAMLS
• 2013-02-19 Pending — GAMLS
• 2013-02-06 Listing Removed — GAMLS
• 2013-02-06 Price Changed $10,000 GAMLS
• 2013-01-04 Listed $10,000 GAMLS
• 2003-12-26 Sold (Public Records) $19,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $354 · +9.9% YoY. Source: county tax records.