3 Briarcliff Rd SE · Rome, GA 30161

$1

3 bd · 3.5 ba · 2,267 sqft · SingleFamily public records · 10 Days on market

Built 1956 Fair condition 0.46 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.7/30.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The auction will be held on Saturday, May 30, at 11 am

Key facts

• 0.46 acre lot
• 2 parking spots
• Built 1956

Property features AI

Exterior

• Parking: Two parking spaces; Driveway; Parking pad; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Two-story home; Brick on all four sides; Resale property
• Construction: Block foundation; Composition/shingle roof
• Exterior features: Private yard; Private entrance; Exterior lighting; Rain gutters; Patio

Interior

• Kitchen: White cabinets; Laminate countertops; Pantry; Electric range; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combination
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: Disappearing attic stairs; High-speed internet; Wood-framed windows; No shared/common walls; Unfinished basement
• Laundry & utility: Main-level laundry closet; Electric dryer hookup; Electric water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $355,919 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-885 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).

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: East Central Elementary School (math 42% / reading 41%, grade F, #402 of 1,228 statewide, top 33%, 546 students, 54% 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).
• Market conditions: Rents rising fast (+6.3%/yr); 411 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $11k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 533878.5% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.56% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.66%
• DSCR: 0.53
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $355,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Townview Rd SE	0.31mi	3/3.0	2,197 (-3%)	4mo	$260,000	$118	75
14 Gables Dr	0.08mi	4/3.0 (+1)	2,097 (-8%)	5mo	$330,000	$157	73
31 Riverview Rd SE	0.31mi	4/2.5 (+1)	2,239 (-1%)	12mo	$325,000	$145	64
8 Vassar Dr	0.24mi	3/2.0	2,138 (-6%)	15mo	$337,000	$158	61
811 Collinwood Rd	0.33mi	3/2.5	2,515 (+11%)	3mo	$413,000	$164	60
1 Joe Louis Blvd SE	0.50mi	4/2.0 (+1)	2,304 (+2%)	4mo	$61,000	$26	59
8 Crestview Ln SE	0.15mi	4/2.0 (+1)	1,943 (-14%)	5mo	$240,000	$124	54
507 E 10th St E	0.37mi	3/2.5	2,108 (-7%)	16mo	$330,000	$157	54
1001 Highland Ave	0.40mi	4/3.5 (+1)	2,476 (+9%)	14mo	$380,000	$153	49
411 Cooper Dr	0.74mi	3/3.5	2,578 (+14%)	8mo	$455,000	$176	36
418 E 8th St SE	0.55mi	3/2.0	1,942 (-14%)	10mo	$369,900	$190	36
16 Benvenue Dr	0.50mi	3/2.0	1,933 (-15%)	17mo	$345,000	$178	32

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: -32.1%
• Equity multiple: -0.08×
• Total profit: $-107,228
• Equity at exit: $53,069

10-year hold

• IRR: -24.4%
• Equity multiple: -0.36×
• Total profit: $-136,023
• Equity at exit: $30,773

Cash invested: $99,657 (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

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,866
• Tax est. 1.5%: −$445 /mo · $5,339/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-885

Break-even live

Break-even rent $3,114

Max offer price $227,832

Occupancy floor —

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: $88,980
• Closing costs: $10,678
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
93 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	1.05mi
77 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	1.05mi

Listing history 2 events

1. 2026-05-30
   days on market $1 Active 10 DOM
2. 2026-05-20
   listed $1 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,916
• − Mortgage interest: −$19,937
• − Property taxes: −$5,339
• − Insurance: −$1,780
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$10,354
• Taxable loss: −$17,320
• Est. tax savings @ 24.0%: +$4,157
• After-tax cash flow: $-6,465/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations, focusing on exterior and interior painting, and vegetation pruning to improve its curb appeal and value.

Repairs flagged

• Major exterior paint — Peeling paint on the brick
• Minor vegetation — Overgrown vegetation

Value-add opportunities

• Both paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both prune vegetation — Improves curb appeal and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint on the brick	Major	$15,000–50,000
vegetation · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both prune vegetation — Improves curb appeal and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Property tax history

+4.8%/yr

Latest (2025): $2,283 · +0.7% YoY. Source: county tax records.