18 Wellington Way · Rome, GA 30161

$249,800

3 bd · 2.0 ba · 2,067 sqft · SingleFamily public records · 299 Days on market

Built 1972 0.52 ac lot $121/sqft · 23% below area Est $325k · 23% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Rent growth +4.1/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

Key facts

• Nice deck
• Separate den
• Cozy breakfast area

Tags

• FORMAL LIVING ROOM
• SEPARATE DEN
• COZY BREAKFAST AREA
• JACK-AND-JILL STYLE BATHROOMS
• LARGE CARPORT
• NICE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $194 ($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 $216k (13.7% below list).
• Recommended offer: $216k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 299 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $250k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,582 (13.7% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.86% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $324,799
• List price: $249,800
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Cumberland Dr SE	0.29mi	3/2.5	2,041 (-1%)	2mo	$250,000	$122	81
19 Saddlebrook Dr	0.42mi	3/2.0	2,014 (-3%)	13mo	$410,000	$204	65
52 Twickenham Rd SE	0.52mi	3/2.5	1,903 (-8%)	3mo	$280,000	$147	58
3 Paddock Pl SE	0.34mi	3/2.0	1,932 (-6%)	23mo	$299,000	$155	54
25 Cumberland Dr SE	0.21mi	3/2.0	1,857 (-10%)	24mo	$285,000	$153	53
5 Twin Ct SE	0.19mi	4/2.5 (+1)	2,329 (+13%)	16mo	$215,000	$92	50
8 Triple Crown Ct	0.47mi	3/2.0	2,270 (+10%)	20mo	$357,000	$157	45
227 Margo Trl	0.70mi	4/2.5 (+1)	2,186 (+6%)	11mo	$320,000	$146	42
14 Devonshire Dr SE	0.68mi	3/2.5	2,175 (+5%)	23mo	$269,000	$124	38
10 Warwick Way SE	0.68mi	4/3.0 (+1)	2,327 (+13%)	1mo	$327,000	$141	37

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-20,903
• Equity at exit: $37,246

10-year hold

• IRR: 5.1%
• Equity multiple: 1.42×
• Total profit: $29,521
• Equity at exit: $21,598

Cash invested: $69,944 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,310
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $194

Break-even live

Break-even rent $1,911

Max offer price $249,800

Occupancy floor 86%

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: $62,450
• Closing costs: $7,494
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	0.35mi
77 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	0.74mi
93 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	0.76mi

Listing history 28 events

1. 2026-06-15
   status $249,800 Pending 299 DOM
2. 2026-06-15
   days on market $249,800 Active 299 DOM
3. 2026-06-14
   days on market $249,800 Active 297 DOM
4. 2026-06-13
   days on market $249,800 Active 296 DOM
5. 2026-06-10
   days on market $249,800 Active 294 DOM
6. 2026-06-09
   days on market $249,800 Active 293 DOM
7. 2026-06-08
   days on market $249,800 Active 292 DOM
8. 2026-06-07
   days on market $249,800 Active 291 DOM
9. 2026-06-03
   days on market $249,800 Active 287 DOM
10. 2026-06-02
    days on market $249,800 Active 286 DOM
11. 2026-06-01
    days on market $249,800 Active 285 DOM
12. 2026-05-31
    days on market $249,800 Active 284 DOM
13. 2026-05-30
    days on market $249,800 Active 283 DOM
14. 2026-05-14
    price $249,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

15. 2026-05-14
    price $249,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

16. 2026-02-26
    price $259,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

17. 2026-02-26
    price $259,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

18. 2026-01-22
    price $262,300 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

19. 2026-01-22
    price $262,300 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

20. 2025-12-11
    price $264,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

21. 2025-12-11
    price $264,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

22. 2025-10-24
    price $269,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

23. 2025-10-24
    price $269,800 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

24. 2025-08-19
    listed $279,800 New 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

25. 2025-08-19
    listed $279,800 Active 515-char remark

    Show marketing remark (515 chars)

    Charming 3-bedroom, 2-bathroom home in Twickenham! This home offers great space with a formal living room plus a separate den/sitting area. The kitchen has plenty of counter space, a cozy breakfast area and easy flow to the dining room. Down the hall, the bedrooms are spacious with convenient Jack-and-Jill style bathrooms. Outside, enjoy a large 2-car carport with a separate entrance into the living area, plus a nice deck overlooking the backyard. Conveniently located near Downtown Rome, Hwy 101 & Hwy 411.

26. 1985-08-30
    soldstatus $61,500
27. 1980-07-01
    soldstatus $47,000
28. 1972-11-22
    soldstatus $24,500

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $2,298 · $192/mo
• Expected delta: +$1,152/yr (+$96/mo · 100.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $25,870
• − Mortgage interest: −$13,993
• − Property taxes: −$1,146
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$7,267
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $2,784/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 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

• 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

+919.6% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $249,800 FMLS
• 2026-05-14 Price Changed $249,800 GAMLS
• 2026-02-26 Price Changed $259,800 FMLS
• 2026-02-26 Price Changed $259,800 GAMLS
• 2026-01-22 Price Changed $262,300 FMLS
• 2026-01-22 Price Changed $262,300 GAMLS
• 2025-12-11 Price Changed $264,800 FMLS
• 2025-12-11 Price Changed $264,800 GAMLS
• 2025-10-24 Price Changed $269,800 FMLS
• 2025-10-24 Price Changed $269,800 GAMLS
• 2025-08-19 Listed $279,800 FMLS
• 2025-08-19 Listed $279,800 GAMLS
• 1985-08-30 Sold (Public Records) $61,500 Public Records
• 1980-07-01 Sold (Public Records) $47,000 Public Records
• 1972-11-22 Sold (Public Records) $24,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,146 · -2.8% YoY. Source: county tax records.