189 Boyd Valley Rd · Rome, GA 30161

$160,900

3 bd · 2.0 ba · 1,800 sqft · Other · 150 Days on market

Built 1996 0.69 ac lot $89/sqft · 33% below area Est $240k · 33% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• 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

Check out this well maintained 3 bed/ 2 bath mobile home sitting on .69 of an acre. Upon entering the home you have your living room and master bed/bath to the right. To the left you have your kitchen. To the other side of the kitchen is another living room/ flex space, your two additional secondary bedrooms and a bath. This floor plan is great for someone who has elderly parents, teenagers or just likes the split bedroom plan. If that's not enough you have a large flat lot, with an outbuilding. This home is approximately 5 miles from the cutest town, with great shopping and restaurants, and Berry University. Schedule your showing and let's make a deal.

Key facts

• 0.69 acre lot
• Built 1996
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $161k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $147k (8.6% below list).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 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 $1k of loan paydown is wiped out by about $5k 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 150 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $141,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.91% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $239,789
• List price: $160,900
• Delta: -32.90%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-11,653
• Equity at exit: $23,991

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $23,869
• Equity at exit: $13,912

Cash invested: $45,052 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$844
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $148

Break-even live

Break-even rent $1,283

Max offer price $160,900

Occupancy floor 85%

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: $40,225
• Closing costs: $4,827
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $160,900 Active 150 DOM
2. 2026-06-17
   days on market $160,900 Active 149 DOM
3. 2026-06-16
   days on market $160,900 Active 148 DOM
4. 2026-06-15
   days on market $160,900 Active 147 DOM
5. 2026-06-14
   days on market $160,900 Active 145 DOM
6. 2026-06-13
   days on market $160,900 Active 144 DOM
7. 2026-06-10
   days on market $160,900 Active 142 DOM
8. 2026-06-09
   days on market $160,900 Active 141 DOM
9. 2026-06-08
   days on market $160,900 Active 140 DOM
10. 2026-06-07
    days on market $160,900 Active 139 DOM
11. 2026-06-03
    days on market $160,900 Active 135 DOM
12. 2026-06-02
    days on market $160,900 Active 134 DOM
13. 2026-06-01
    days on market $160,900 Active 133 DOM
14. 2026-05-31
    days on market $160,900 Active 132 DOM
15. 2026-05-30
    days on market $160,900 Active 131 DOM
16. 2026-01-16
    listed $174,900 New 662-char remark

    Show marketing remark (662 chars)

    Check out this well maintained 3 bed/ 2 bath mobile home sitting on .69 of an acre. Upon entering the home you have your living room and master bed/bath to the right. To the left you have your kitchen. To the other side of the kitchen is another living room/ flex space, your two additional secondary bedrooms and a bath. This floor plan is great for someone who has elderly parents, teenagers or just likes the split bedroom plan. If that's not enough you have a large flat lot, with an outbuilding. This home is approximately 5 miles from the cutest town, with great shopping and restaurants, and Berry University. Schedule your showing and let's make a deal.

17. 2026-01-16
    listed $174,900 Active 662-char remark

    Show marketing remark (662 chars)

    Check out this well maintained 3 bed/ 2 bath mobile home sitting on .69 of an acre. Upon entering the home you have your living room and master bed/bath to the right. To the left you have your kitchen. To the other side of the kitchen is another living room/ flex space, your two additional secondary bedrooms and a bath. This floor plan is great for someone who has elderly parents, teenagers or just likes the split bedroom plan. If that's not enough you have a large flat lot, with an outbuilding. This home is approximately 5 miles from the cutest town, with great shopping and restaurants, and Berry University. Schedule your showing and let's make a deal.

18. 2025-06-28
    soldstatus $143,000 Sold
19. 2025-06-28
    soldstatus $143,000 Closed
20. 2025-06-12
    historical Active Under Contract
21. 2025-06-12
    historical Active Under Contract
22. 2025-05-29
    listed $125,000 New
23. 2025-05-29
    listed $125,000 Active
24. 2017-09-25
    soldstatus $45,000 Sold
25. 2017-09-25
    soldstatus $45,000
26. 2017-03-31
    status Under Contract
27. 2017-03-31
    listed $50,000 New
28. 2017-02-08
    historical
29. 2017-01-31
    status Back on Market
30. 2017-01-29
    historical
31. 2016-08-01
    listed $50,000 New
32. 2016-05-01
    historical
33. 2016-04-07
    price $50,000
34. 2015-10-29
    status Back On Market
35. 2015-10-10
    historical
36. 2015-10-06
    status Back On Market
37. 2015-10-01
    historical
38. 2015-04-02
    listed $59,900 New
39. 1998-11-13
    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: $438 · $37/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$1,042/yr (+$87/mo · 237.7%)

ⓘ 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 (unshaded) · 99% 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 18% 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: $17,652
• − Mortgage interest: −$9,013
• − Property taxes: −$438
• − Insurance: −$1,602
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,681
• Taxable loss: −$906
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,997/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

+2815.0% since first listed

24 events — show timeline

• 2026-01-16 Listed $174,900 FMLS
• 2026-01-16 Listed $174,900 GAMLS
• 2025-06-28 Sold (MLS) $143,000 FMLS
• 2025-06-28 Sold (MLS) $143,000 GAMLS
• 2025-06-12 Contingent — GAMLS
• 2025-06-12 Contingent — FMLS
• 2025-05-29 Listed $125,000 FMLS
• 2025-05-29 Listed $125,000 GAMLS
• 2017-09-25 Sold (Public Records) $45,000 Public Records
• 2017-09-25 Sold (MLS) $45,000 GAMLS
• 2017-03-31 Pending — GAMLS
• 2017-03-31 Listed $50,000 GAMLS
• 2017-02-08 Listing Removed — GAMLS
• 2017-01-31 Relisted — GAMLS
• 2017-01-29 Listing Removed — GAMLS
• 2016-08-01 Listed $50,000 GAMLS
• 2016-05-01 Listing Removed — GAMLS
• 2016-04-07 Price Changed $50,000 GAMLS
• 2015-10-29 Relisted — GAMLS
• 2015-10-10 Listing Removed — GAMLS
• 2015-10-06 Relisted — GAMLS
• 2015-10-01 Listing Removed — GAMLS
• 2015-04-02 Listed $59,900 GAMLS
• 1998-11-13 Sold (Public Records) $6,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $438 · +12.6% YoY. Source: county tax records.