4494 Old Summerville Rd · Rome, GA 30105

$234,900

5 bd · 2.5 ba · 2,505 sqft · SingleFamily · 148 Days on market

Built 1979 0.68 ac lot $94/sqft · 48% below area Est $453k · 48% 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 +8.4/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash Flow Alert! Price reduced = 13.6% cap rate. Who's ready to add a strong performer to their portfolio? This well-maintained, income-producing duplex sits in a prime location and is already doing the work for you. Both units are leased with updated one-year leases in place-steady income from day one. One unit has been recently renovated with new flooring, fresh paint, an updated kitchen, and a mini-split HVAC, boosting both value and tenant appeal. The exterior has also been freshly painted, keeping maintenance low and curb appeal high. And here's where it gets interesting: The property includes a third septic tank, previously used for a mobile home opening the door for a potential third unit and even more upside. Plus, there's a peaceful green space behind the duplex, adding appeal for tenants. Strong cash flow. Immediate income. Built-in future potential. Opportunities like this don't last long. Reach out today for financials or to schedule a showing.

Key facts

• Mini split hvac
• Updated kitchen
• Recently renovated

Tags

• INCOME PRODUCING DUPLEX
• PRIME LOCATION
• RECENTLY RENOVATED
• UPDATED KITCHEN
• MINI SPLIT HVAC
• FRESHLY PAINTED EXTERIOR

🏷️ Possibly a rental listed for sale. The $234,900 price doesn't fit this home's estimated sale value (~$452,536) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (23.8% below list).
• Recommended offer: $179k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 11 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 $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 148 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $30k; list at $235k implies a 686% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,972 (23.8% 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 148 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $452,536
• List price: $234,900
• Delta: -48.09%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-51,378
• Equity at exit: $35,024

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-61,807
• Equity at exit: $20,310

Cash invested: $65,772 (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 30105

• Home prices YoY: -17.1%
• Active inventory: 11
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-209

Break-even live

Break-even rent $2,055

Max offer price $204,590

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $234,900 Active 148 DOM
2. 2026-06-17
   days on market $234,900 Active 147 DOM
3. 2026-06-16
   days on market $234,900 Active 146 DOM
4. 2026-06-15
   days on market $234,900 Active 145 DOM
5. 2026-06-14
   days on market $234,900 Active 143 DOM
6. 2026-06-13
   days on market $234,900 Active 142 DOM
7. 2026-06-10
   days on market $234,900 Active 140 DOM
8. 2026-06-09
   days on market $234,900 Active 139 DOM
9. 2026-06-08
   days on market $234,900 Active 138 DOM
10. 2026-06-07
    statusdays on market $234,900 Active 137 DOM
11. 2026-06-03
    days on market $234,900 Active Under Contract 133 DOM
12. 2026-06-03
    status $234,900 Active Under Contract 132 DOM
13. 2026-06-02
    days on market $234,900 Active 132 DOM
14. 2026-06-01
    days on market $234,900 Active 131 DOM
15. 2026-05-31
    days on market $234,900 Active 130 DOM
16. 2026-05-30
    days on market $234,900 Active 129 DOM
17. 2026-05-04
    price $234,900 970-char remark

    Show marketing remark (1000 chars)

    Cash Flow Alert! Price reduced = 13.6% cap rate. Who’s ready to add a strong performer to their portfolio? This well-maintained, income-producing duplex sits in a prime location and is already doing the work for you. Both units are leased with updated one-year leases in place—steady income from day one. One unit has been recently renovated with new flooring, fresh paint, an updated kitchen, and a mini-split HVAC, boosting both value and tenant appeal. The exterior has also been freshly painted, keeping maintenance low and curb appeal high. And here’s where it gets interesting: The property includes a third septic tank, previously used for a mobile home opening the door for a potential third unit and even more upside. Plus, there’s a peaceful green space behind the duplex, adding appeal for tenants. Strong cash flow. Immediate income. Built-in future potential. Opportunities like this don’t last long. Reach out today for financials or to schedule a showing.

18. 2026-05-04
    price $234,900 1000-char remark

    Show marketing remark (1000 chars)

    Cash Flow Alert! Price reduced = 13.6% cap rate. Who’s ready to add a strong performer to their portfolio? This well-maintained, income-producing duplex sits in a prime location and is already doing the work for you. Both units are leased with updated one-year leases in place—steady income from day one. One unit has been recently renovated with new flooring, fresh paint, an updated kitchen, and a mini-split HVAC, boosting both value and tenant appeal. The exterior has also been freshly painted, keeping maintenance low and curb appeal high. And here’s where it gets interesting: The property includes a third septic tank, previously used for a mobile home opening the door for a potential third unit and even more upside. Plus, there’s a peaceful green space behind the duplex, adding appeal for tenants. Strong cash flow. Immediate income. Built-in future potential. Opportunities like this don’t last long. Reach out today for financials or to schedule a showing.

19. 2026-01-21
    listed $239,900 New 970-char remark

    Show marketing remark (1000 chars)

    Cash Flow Alert! Price reduced = 13.6% cap rate. Who’s ready to add a strong performer to their portfolio? This well-maintained, income-producing duplex sits in a prime location and is already doing the work for you. Both units are leased with updated one-year leases in place—steady income from day one. One unit has been recently renovated with new flooring, fresh paint, an updated kitchen, and a mini-split HVAC, boosting both value and tenant appeal. The exterior has also been freshly painted, keeping maintenance low and curb appeal high. And here’s where it gets interesting: The property includes a third septic tank, previously used for a mobile home opening the door for a potential third unit and even more upside. Plus, there’s a peaceful green space behind the duplex, adding appeal for tenants. Strong cash flow. Immediate income. Built-in future potential. Opportunities like this don’t last long. Reach out today for financials or to schedule a showing.

20. 2026-01-21
    listed $239,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    Cash Flow Alert! Price reduced = 13.6% cap rate. Who’s ready to add a strong performer to their portfolio? This well-maintained, income-producing duplex sits in a prime location and is already doing the work for you. Both units are leased with updated one-year leases in place—steady income from day one. One unit has been recently renovated with new flooring, fresh paint, an updated kitchen, and a mini-split HVAC, boosting both value and tenant appeal. The exterior has also been freshly painted, keeping maintenance low and curb appeal high. And here’s where it gets interesting: The property includes a third septic tank, previously used for a mobile home opening the door for a potential third unit and even more upside. Plus, there’s a peaceful green space behind the duplex, adding appeal for tenants. Strong cash flow. Immediate income. Built-in future potential. Opportunities like this don’t last long. Reach out today for financials or to schedule a showing.

21. 2026-01-10
    historical
22. 2025-12-07
    status Back On Market
23. 2025-12-03
    status Under Contract
24. 2025-11-17
    historical
25. 2025-11-14
    historical Active Under Contract
26. 2025-09-24
    price $239,900
27. 2025-09-16
    price $241,000
28. 2025-09-04
    price $247,000
29. 2025-07-29
    status Back On Market
30. 2025-05-30
    status Under Contract
31. 2025-04-18
    price $250,000
32. 2025-04-04
    price $254,900
33. 2025-03-21
    price $259,900
34. 2025-02-26
    listed $265,000 New
35. 2024-12-31
    historical
36. 2024-12-31
    historical
37. 2024-11-18
    price $299,900
38. 2024-11-18
    price $299,900
39. 2024-08-22
    price $310,500
40. 2024-08-22
    price $310,500
41. 2024-07-18
    price $317,500
42. 2024-07-18
    price $317,500
43. 2024-06-04
    listed $325,000 New
44. 2024-06-04
    listed $325,000 Active
45. 2008-09-02
    soldstatus $29,900
46. 2008-08-12
    listed $29,900

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,477
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$6,833
• Taxable loss: −$6,649
• Est. tax savings @ 24.0%: +$1,596
• After-tax cash flow: $-918/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

• City population: 77,706
• Population (ZIP): 2,345

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 11% Cuban 2%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -53.45%
• Current HPI: 258.9181
• Rent YoY: —
• Metro: —
• 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

+685.6% since first listed

30 events — show timeline

• 2026-05-04 Price Changed $234,900 GAMLS
• 2026-05-04 Price Changed $234,900 FMLS
• 2026-01-21 Listed $239,900 FMLS
• 2026-01-21 Listed $239,900 GAMLS
• 2026-01-10 Listing Removed — GAMLS
• 2025-12-07 Relisted — GAMLS
• 2025-12-03 Pending — GAMLS
• 2025-11-17 Listing Removed — GAMLS
• 2025-11-14 Contingent — GAMLS
• 2025-09-24 Price Changed $239,900 GAMLS
• 2025-09-16 Price Changed $241,000 GAMLS
• 2025-09-04 Price Changed $247,000 GAMLS
• 2025-07-29 Relisted — GAMLS
• 2025-05-30 Pending — GAMLS
• 2025-04-18 Price Changed $250,000 GAMLS
• 2025-04-04 Price Changed $254,900 GAMLS
• 2025-03-21 Price Changed $259,900 GAMLS
• 2025-02-26 Listed $265,000 GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-11-18 Price Changed $299,900 GAMLS
• 2024-11-18 Price Changed $299,900 FMLS
• 2024-08-22 Price Changed $310,500 GAMLS
• 2024-08-22 Price Changed $310,500 FMLS
• 2024-07-18 Price Changed $317,500 GAMLS
• 2024-07-18 Price Changed $317,500 FMLS
• 2024-06-04 Listed $325,000 FMLS
• 2024-06-04 Listed $325,000 GAMLS
• 2008-09-02 Sold (MLS) $29,900 FMLS
• 2008-08-12 Listed $29,900 FMLS