314 Nixon Ave SW · Rome, GA 30161

$119,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 43 Days on market

Built 1969 7,405 sqft lot $154/sqft · 77% above area

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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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

2 bedroom 1 bath home. This home is all on one level and is conveniently located to downtown. Exterior has just been repainted.

Key facts

• 7,405 sq ft lot
• 4 parking spots
• Built 1969

Property features AI

Finance

• Other: Listing terms include 1031 exchange, cash, conventional, FHA, and VA financing
• Financial info: Investor-owned (special listing condition)
• HOA & community: No homeowners association; Community features include street lights, nearby public transport, walking distance to schools, and proximity to shopping

Exterior

• Parking: Open parking; Total parking for 4 vehicles; Guest parking; Off-street parking; Parking pad; Side/rear entrance; Kitchen-level access
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; High-speed internet available; Natural gas available; Sewer connected; Electricity available
• Home design: Single-family residence (house); Resale property; Built in 1969; One story
• Construction: Block, press board and wood siding construction; Block and pillar/post/pier foundation; Composition roof
• Exterior features: Deck; Porch; Chain link fence; Grassed yard; City lot; Sloped lot; Property has a view

Interior

• Kitchen: Breakfast area; Pantry; Laundry area located in the kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Forced air; Natural gas heating; Central air conditioning; Heat pump; Ceiling fan(s)
• Interior features: One-level layout; Public-record living area of 780; Crawl space basement; No common walls
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 416 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $62k; list at $120k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.22% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $67,679
• List price: $119,900
• Delta: 77.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Wilson Ave	0.12mi	2/1.0	760 (-3%)	12mo	$147,000	$193	80
108 Wilson Ave SW	0.23mi	1/1.0 (-1)	768 (-2%)	2mo	$37,000	$48	80
515 Cotton Ave SW	0.28mi	2/1.0	780 (0%)	14mo	$55,000	$71	75
515 Hardy Ave SW	0.23mi	2/1.0	864 (+11%)	7mo	$40,000	$46	66
110 Mary St SW	0.36mi	2/2.0	808 (+4%)	16mo	$85,000	$105	60
515 Harper Ave SW	0.35mi	2/1.0	888 (+14%)	1mo	$150,000	$169	60
3 Jervis St SW	0.61mi	2/1.0	821 (+5%)	8mo	$150,000	$183	57
3 Blacks Bluff Rd SW	0.65mi	2/1.0	896 (+15%)	22mo	$180,000	$201	26

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: 5.3%
• Equity multiple: 1.22×
• Total profit: $7,221
• Equity at exit: $17,877

10-year hold

• IRR: 17.5%
• Equity multiple: 2.67×
• Total profit: $56,131
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $340

Break-even live

Break-even rent $1,034

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $408	-5% $374	+0% $340	+5% $306	+10% $272
Rent	-10% $224	-5% $282	+0% $340	+5% $398	+10% $456
Rate	-1.0pp $400	-0.5pp $370	base $340	+0.5pp $309	+1.0pp $277

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	45d	27	0.98mi
1 Fair St SW Unit A Rome, GA	1.0	1.0	722	$1,200	$1.66	45d	1	1.00mi
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	45d	1	1.01mi
400 McDonald St NW Rome, GA	1.0	1.0	950	$1,400	$1.47	45d	1	1.25mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $119,900 Under Contract 43 DOM
2. 2026-06-10
   days on market $119,900 Active 42 DOM
3. 2026-06-09
   days on market $119,900 Active 41 DOM
4. 2026-06-08
   days on market $119,900 Active 40 DOM
5. 2026-06-07
   days on market $119,900 Active 39 DOM
6. 2026-06-05
   days on market $119,900 Active 36 DOM
7. 2026-06-03
   days on market $119,900 Active 35 DOM
8. 2026-06-02
   days on market $119,900 Active 34 DOM
9. 2026-06-01
   days on market $119,900 Active 33 DOM
10. 2026-05-31
    days on market $119,900 Active 32 DOM
11. 2026-05-30
    days on market $119,900 Active 31 DOM
12. 2026-04-15
    listed $119,900 New 390-char remark
13. 2025-08-31
    historical $995
14. 2025-08-28
    listed $995
15. 2022-03-08
    soldstatus $62,500 Sold 127-char remark

    Show marketing remark (127 chars)

    2 bedroom 1 bath home. This home is all on one level and is conveniently located to downtown. Exterior has just been repainted.

16. 2022-01-31
    status Under Contract 127-char remark

    Show marketing remark (127 chars)

    2 bedroom 1 bath home. This home is all on one level and is conveniently located to downtown. Exterior has just been repainted.

17. 2022-01-26
    listed $65,000 New 127-char remark

    Show marketing remark (127 chars)

    2 bedroom 1 bath home. This home is all on one level and is conveniently located to downtown. Exterior has just been repainted.

18. 2005-03-15
    soldstatus $12,700
19. 1995-09-22
    soldstatus $9,000
20. 1992-02-14
    soldstatus $12,500
21. 1985-12-19
    soldstatus $16,000
22. 1979-11-06
    soldstatus $14,334
23. 1970-01-01
    soldstatus $10,000
24. 1970-01-01
    soldstatus $6,000

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$241/yr (+$20/mo · 27.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,573
• − Mortgage interest: −$6,716
• − Property taxes: −$862
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,488
• Taxable income: $2,297
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $3,527/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

+1099.0% since first listed

14 events — show timeline

• 2026-06-11 Pending — GAMLS
• 2026-04-15 Listed $119,900 GAMLS
• 2025-08-31 Rental Removed $995 APPFOLIO
• 2025-08-28 Listed for Rent $995 APPFOLIO
• 2022-03-08 Sold (MLS) $62,500 GAMLS
• 2022-01-31 Pending — GAMLS
• 2022-01-26 Listed $65,000 GAMLS
• 2005-03-15 Sold (Public Records) $12,700 Public Records
• 1995-09-22 Sold (Public Records) $9,000 Public Records
• 1992-02-14 Sold (Public Records) $12,500 Public Records
• 1985-12-19 Sold (Public Records) $16,000 Public Records
• 1979-11-06 Sold (Public Records) $14,334 Public Records
• 1970-01-01 Sold (Public Records) $6,000 Public Records
• 1970-01-01 Sold (Public Records) $10,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $862 · +9.9% YoY. Source: county tax records.