1278 Chulio Rd · Rome, GA 30161

$229,900

5 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 133 Days on market

Built 1940 4,356 sqft lot $116/sqft · 24% below area Est $324k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Rent growth +4.1/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

Key facts

• Brand new kitchen
• New hvac
• Flexible floor plan

Tags

• BRAND NEW KITCHEN
• FULLY UPDATED BATHROOMS
• NEW ROOF
• NEW HVAC
• NEW HOT WATER HEATER
• FLEXIBLE FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (25.8% below list).
• Recommended offer: $171k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Pepperell Elementary (math 44% / reading 40%, grade F, #380 of 1,228 statewide, top 33%, 501 students, 64% FRL); Pepperell Middle School (math 36% / reading 36%, grade F, #178 of 470 statewide, top 39%, 520 students, 64% FRL); Pepperell High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 896 students, 49% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 412 active listings in the ZIP; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 133 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $230k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire 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 $170,645 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (median comp): $323,672
• List price: $229,900
• Delta: -28.97%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.38×
• Total profit: $-39,839
• Equity at exit: $34,279

10-year hold

• IRR: -4.2%
• Equity multiple: 0.69×
• Total profit: $-20,090
• Equity at exit: $19,878

Cash invested: $64,372 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-131

Break-even live

Break-even rent $1,873

Max offer price $206,712

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-66	+0% $-131	+5% $-196	+10% $-261
Rent	-10% $-266	-5% $-199	+0% $-131	+5% $-64	+10% $4
Rate	-1.0pp $-15	-0.5pp $-73	base $-131	+0.5pp $-191	+1.0pp $-251

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   status $229,900 Pending 133 DOM
2. 2026-06-21
   days on market $229,900 Active 133 DOM
3. 2026-06-18
   days on market $229,900 Active 130 DOM
4. 2026-06-17
   days on market $229,900 Active 129 DOM
5. 2026-06-16
   days on market $229,900 Active 128 DOM
6. 2026-06-15
   days on market $229,900 Active 127 DOM
7. 2026-06-14
   days on market $229,900 Active 125 DOM
8. 2026-06-13
   days on market $229,900 Active 124 DOM
9. 2026-06-10
   days on market $229,900 Active 122 DOM
10. 2026-06-09
    days on market $229,900 Active 121 DOM
11. 2026-06-08
    days on market $229,900 Active 120 DOM
12. 2026-06-07
    days on market $229,900 Active 119 DOM
13. 2026-06-03
    days on market $229,900 Active 115 DOM
14. 2026-06-02
    days on market $229,900 Active 114 DOM
15. 2026-06-01
    days on market $229,900 Active 113 DOM
16. 2026-05-31
    days on market $229,900 Active 112 DOM
17. 2026-05-30
    days on market $229,900 Active 111 DOM
18. 2026-04-29
    price $234,900 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

19. 2026-04-29
    price $234,900 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

20. 2026-04-19
    price $242,900 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

21. 2026-04-19
    price $242,900 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

22. 2026-03-14
    price $249,900 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

23. 2026-03-14
    price $249,900 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

24. 2026-02-08
    listed $254,900 New 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

25. 2026-02-08
    listed $254,900 Active 797-char remark

    Show marketing remark (797 chars)

    Seller's offering closing concessions!! Welcome to 1278 Chulio Rd - a completely transformed home offering 2,100 sq ft, 5 bedrooms, and 2 full bathrooms with everything brand new. This property has been taken down to the studs and rebuilt with care and quality throughout. Enjoy a brand-new kitchen featuring modern finishes, new cabinetry, countertops, and appliances, along with fully updated bathrooms designed for both style and function. Major systems have all been replaced, including a new roof, new HVAC, and new hot water heater, giving peace of mind for years to come. With generous living space, a flexible floor plan, and zero deferred maintenance, this home is truly move-in ready and ideal for a growing household or anyone wanting a like-new home without new construction pricing.

26. 2024-10-08
    soldstatus $85,000
27. 2024-10-03
    soldstatus $85,000 Sold
28. 2024-10-03
    soldstatus $85,000 Closed
29. 2024-10-01
    status Pending
30. 2024-09-30
    historical Active Under Contract
31. 2024-09-28
    status Under Contract
32. 2024-09-22
    listed $129,000 New
33. 2024-09-22
    listed $129,000 Active
34. 1976-06-18
    soldstatus $28,484
35. 1976-06-17
    soldstatus $28,000
36. 1976-02-24
    soldstatus $32,000
37. 1967-01-01
    soldstatus $13,800

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,477
• − Mortgage interest: −$12,878
• − Property taxes: −$2,135
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$6,688
• Taxable loss: −$5,650
• Est. tax savings @ 24.0%: +$1,356
• After-tax cash flow: $-219/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
• 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

+1602.2% since first listed

20 events — show timeline

• 2026-04-29 Price Changed $234,900 FMLS
• 2026-04-29 Price Changed $234,900 GAMLS
• 2026-04-19 Price Changed $242,900 FMLS
• 2026-04-19 Price Changed $242,900 GAMLS
• 2026-03-14 Price Changed $249,900 FMLS
• 2026-03-14 Price Changed $249,900 GAMLS
• 2026-02-08 Listed $254,900 FMLS
• 2026-02-08 Listed $254,900 GAMLS
• 2024-10-08 Sold (Public Records) $85,000 Public Records
• 2024-10-03 Sold (MLS) $85,000 FMLS
• 2024-10-03 Sold (MLS) $85,000 GAMLS
• 2024-10-01 Pending — FMLS
• 2024-09-30 Contingent — FMLS
• 2024-09-28 Pending — GAMLS
• 2024-09-22 Listed $129,000 FMLS
• 2024-09-22 Listed $129,000 GAMLS
• 1976-06-18 Sold (Public Records) $28,484 Public Records
• 1976-06-17 Sold (Public Records) $28,000 Public Records
• 1976-02-24 Sold (Public Records) $32,000 Public Records
• 1967-01-01 Sold (Public Records) $13,800 Public Records

Property tax history

+22.5%/yr

Latest (2025): $2,135 · +245.4% YoY. Source: county tax records.