13 Hickory St · Rome, GA 30161

$85,000

3 bd · 1.0 ba · 1,057 sqft · SingleFamily public records · 12 Days on market

Built 1935 8,712 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
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is ESTATE OWNED and is being SOLD AS IS. All offers will be held till Monday the 4/13/2026. Looking for your next remodel or investment opportunity? This property is conveniently located near downtown Rome, with easy access to walking trails, shopping, and dining. The home features beautiful kitchen cabinets and offers excellent potential for customization or value-add improvements. A solid option for investors or buyers ready to make it their own.

Key facts

• Remodel opportunity
• Conveniently located
• Shopping and dining

Tags

• REMODEL OPPORTUNITY
• INVESTMENT OPPORTUNITY
• CONVENIENTLY LOCATED
• EASY ACCESS TO WALKING TRAILS
• SHOPPING AND DINING
• BEAUTIFUL KITCHEN CABINETS

Property features AI

Exterior

• Parking: Two parking spaces; Parking pad
• Utilities: Public water; Public sewer; Electric utilities described as other/unspecified; Other utilities listed
• Home design: One-level home; Brick construction on all sides; Composition roof; Fee simple ownership
• Construction: Block foundation
• Exterior features: Front porch; Exterior described as other/unspecified

Interior

• Kitchen: Kitchen with other/unspecified features; Appliances listed as other/unspecified
• Bedrooms: Three main-level bedrooms; Bedrooms have other/unspecified features
• Flooring: Flooring described as other/unspecified
• Bathrooms: One full bathroom; Main-level bathroom; Master bath with shower-only
• Heating & cooling: Heating system described as other/unspecified; Cooling system described as other/unspecified
• Interior features: No shared/common walls; Attic; Crawl space basement; Open concept dining area; Fixer condition
• Laundry & utility: Laundry features listed as other/unspecified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.6% 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.
• 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.
• Zoned schools: Model Elementary School (math 50% / reading 48%, grade D, #280 of 1,228 statewide, top 23%, 489 students, 56% FRL); Model Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 519 students, 41% FRL); Model High (math 36% / reading 43%, grade F, #57 of 424 statewide, top 13%, 912 students, 32% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 412 active listings in the ZIP; 5 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).
• This rent runs 31% 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1935 — 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 $85,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.65%
• Cash-on-cash: 36.98%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $202,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Ash St NE	0.33mi	2/1.0 (-1)	1,105 (+4%)	2mo	$215,000	$195	70
13 Elmwood St NE	0.05mi	3/1.0	1,171 (+11%)	15mo	$229,000	$196	67
21 Elmwood St NE	0.08mi	3/2.0	1,201 (+14%)	16mo	$185,000	$154	56
20 Kirkwood St NE	0.24mi	2/1.0 (-1)	935 (-12%)	20mo	$224,100	$240	48
301 Reynolds St NE	0.61mi	2/2.0 (-1)	1,010 (-4%)	16mo	$73,500	$73	42
411 Superba Ave NE	0.73mi	2/1.5 (-1)	966 (-9%)	15mo	$185,000	$192	32
304 Reynolds St NE	0.62mi	2/1.0 (-1)	936 (-11%)	23mo	$162,500	$174	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: 36.3%
• Equity multiple: 2.61×
• Total profit: $38,304
• Equity at exit: $12,674

10-year hold

• IRR: 44.6%
• Equity multiple: 5.92×
• Total profit: $117,069
• Equity at exit: $7,349

Cash invested: $23,800 (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: 412
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$446
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $733

Break-even live

Break-even rent $652

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $782	-5% $757	+0% $733	+5% $709	+10% $685
Rent	-10% $609	-5% $671	+0% $733	+5% $796	+10% $858
Rate	-1.0pp $776	-0.5pp $755	base $733	+0.5pp $711	+1.0pp $689

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	45d	1	0.28mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	45d	1	0.92mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	45d	1	0.97mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	45d	1	1.06mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	45d	12	1.36mi

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   status Under Contract 461-char remark

   Show marketing remark (461 chars)

   Property is ESTATE OWNED and is being SOLD AS IS. All offers will be held till Monday the 4/13/2026. Looking for your next remodel or investment opportunity? This property is conveniently located near downtown Rome, with easy access to walking trails, shopping, and dining. The home features beautiful kitchen cabinets and offers excellent potential for customization or value-add improvements. A solid option for investors or buyers ready to make it their own.

3. 2026-04-08
   listed $85,000 Active

   Show marketing remark (461 chars)

   Property is ESTATE OWNED and is being SOLD AS IS. All offers will be held till Monday the 4/13/2026. Looking for your next remodel or investment opportunity? This property is conveniently located near downtown Rome, with easy access to walking trails, shopping, and dining. The home features beautiful kitchen cabinets and offers excellent potential for customization or value-add improvements. A solid option for investors or buyers ready to make it their own.

4. 2026-04-08
   listed $85,000 New 461-char remark

   Show marketing remark (461 chars)

   Property is ESTATE OWNED and is being SOLD AS IS. All offers will be held till Monday the 4/13/2026. Looking for your next remodel or investment opportunity? This property is conveniently located near downtown Rome, with easy access to walking trails, shopping, and dining. The home features beautiful kitchen cabinets and offers excellent potential for customization or value-add improvements. A solid option for investors or buyers ready to make it their own.

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$373/yr (+$31/mo · 91.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,967
• − Mortgage interest: −$4,761
• − Property taxes: −$409
• − Insurance: −$425
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$2,473
• Taxable income: $7,864
• Est. tax owed @ 24.0%: −$1,887
• After-tax cash flow: $6,913/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

+0.0% since first listed

4 events — show timeline

• 2026-04-21 Pending — FMLS
• 2026-04-16 Pending — GAMLS
• 2026-04-08 Listed $85,000 GAMLS
• 2026-04-08 Listed $85,000 FMLS

Property tax history

+7.3%/yr

Latest (2025): $409 · -73.2% YoY. Source: county tax records.