8 Pinecrest Dr NW · Rome, GA 30165

$149,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 97 Days on market

Built 1958 0.33 ac lot $125/sqft · 22% below area Est $192k · 22% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home with hardwood floors and strong investment potential. Property will require repairs and updates and is being sold as-is. Ideal opportunity for investors or buyers looking to renovate and add value. Features include a fenced yard and multiple outbuildings for storage. Functional layout with solid bones. Bring your contractor and vision—great potential for rental portfolio or resale project.

Key facts

• Fenced yard
• Hardwood floors
• 0.33 acre lot

Tags

• HARDWOOD FLOORS
• FENCED YARD
• MULTIPLE OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $183 ($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 (1.7% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+1.7%/yr); 369 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 $4k 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 97 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $68k; list at $150k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $191,831
• List price: $149,900
• Delta: -21.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Lake Park Dr NW	0.56mi	3/1.0	1,188 (-1%)	17mo	$195,000	$164	58
30 Atwood Dr NW	0.73mi	3/2.0	1,224 (+2%)	3mo	$232,000	$190	57
100 S Avery Rd SW	0.63mi	3/2.0	1,320 (+10%)	3mo	$335,000	$254	48
39 Leisure Dr NW	0.64mi	3/2.0	1,293 (+7%)	12mo	$245,000	$189	44
42 Leisure Dr NW	0.64mi	3/2.0	1,302 (+8%)	17mo	$221,500	$170	38
26 Fairhaven Dr	0.53mi	3/1.5	1,060 (-12%)	23mo	$225,000	$212	34

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,508
• Equity at exit: $22,351

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-5,189
• Equity at exit: $12,961

Cash invested: $41,972 (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 30165

• Home prices YoY: -24.6%
• Rents YoY: 1.7%
• Active inventory: 369
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $183

Break-even live

Break-even rent $1,241

Max offer price $149,900

Occupancy floor 83%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-10
   status $149,900 Pending 97 DOM
2. 2026-06-09
   days on market $149,900 Active 97 DOM
3. 2026-06-08
   days on market $149,900 Active 96 DOM
4. 2026-06-07
   days on market $149,900 Active 95 DOM
5. 2026-06-03
   days on market $149,900 Active 91 DOM
6. 2026-06-02
   days on market $149,900 Active 90 DOM
7. 2026-06-01
   days on market $149,900 Active 89 DOM
8. 2026-05-31
   days on market $149,900 Active 88 DOM
9. 2026-05-30
   days on market $149,900 Active 87 DOM
10. 2026-04-21
    price $149,900 421-char remark

    Show marketing remark (415 chars)

    3 bedroom, 2 bath home with hardwood floors and strong investment potential. Property will require repairs and updates and is being sold as-is. Ideal opportunity for investors or buyers looking to renovate and add value. Features include a fenced yard and multiple outbuildings for storage. Functional layout with solid bones. Bring your contractor and vision-great potential for rental portfolio or resale project.

11. 2026-04-21
    price $149,900 415-char remark

    Show marketing remark (415 chars)

    3 bedroom, 2 bath home with hardwood floors and strong investment potential. Property will require repairs and updates and is being sold as-is. Ideal opportunity for investors or buyers looking to renovate and add value. Features include a fenced yard and multiple outbuildings for storage. Functional layout with solid bones. Bring your contractor and vision-great potential for rental portfolio or resale project.

12. 2026-03-04
    listed $154,713 Active 421-char remark

    Show marketing remark (421 chars)

    3 bedroom, 2 bath home with hardwood floors and strong investment potential. Property will require repairs and updates and is being sold as-is. Ideal opportunity for investors or buyers looking to renovate and add value. Features include a fenced yard and multiple outbuildings for storage. Functional layout with solid bones. Bring your contractor and vision—great potential for rental portfolio or resale project.

13. 2026-03-03
    listed $154,713 New 415-char remark

    Show marketing remark (415 chars)

    3 bedroom, 2 bath home with hardwood floors and strong investment potential. Property will require repairs and updates and is being sold as-is. Ideal opportunity for investors or buyers looking to renovate and add value. Features include a fenced yard and multiple outbuildings for storage. Functional layout with solid bones. Bring your contractor and vision-great potential for rental portfolio or resale project.

14. 2016-03-17
    price $64,900
15. 2016-03-05
    price $64,900
16. 2016-02-29
    soldstatus $68,500
17. 2016-02-26
    soldstatus $68,500 Sold
18. 2016-02-26
    soldstatus $68,500 Sold
19. 2015-08-20
    historical Pending
20. 2015-08-19
    status Under Contract
21. 2015-08-19
    price $68,500
22. 2015-07-17
    price $64,900
23. 2015-07-17
    price $64,900
24. 2015-07-17
    price $68,500
25. 2015-04-27
    price $69,900
26. 2015-04-27
    price $69,900
27. 2015-01-30
    listed $75,000 Active
28. 2015-01-28
    listed $75,000 New

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,681
• − Mortgage interest: −$8,397
• − Property taxes: −$1,584
• − Insurance: −$750
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,361
• Taxable loss: −$239
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $2,258/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): 43,001
• Household income: $68,089
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1311.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 1% Vietnamese 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: ▼ -82.79%
• Current HPI: 254.3732
• Rent YoY: ▲ 1.71%
• 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

+99.9% since first listed

19 events — show timeline

• 2026-04-21 Price Changed $149,900 FMLS
• 2026-04-21 Price Changed $149,900 GAMLS
• 2026-03-04 Listed $154,713 FMLS
• 2026-03-03 Listed $154,713 GAMLS
• 2016-03-17 Price Changed $64,900 GAMLS
• 2016-03-05 Price Changed $64,900 FMLS
• 2016-02-29 Sold (Public Records) $68,500 Public Records
• 2016-02-26 Sold (MLS) $68,500 GAMLS
• 2016-02-26 Sold (MLS) $68,500 FMLS
• 2015-08-20 Contingent — FMLS
• 2015-08-19 Pending — GAMLS
• 2015-08-19 Price Changed $68,500 GAMLS
• 2015-07-17 Price Changed $64,900 GAMLS
• 2015-07-17 Price Changed $68,500 FMLS
• 2015-07-17 Price Changed $64,900 FMLS
• 2015-04-27 Price Changed $69,900 GAMLS
• 2015-04-27 Price Changed $69,900 FMLS
• 2015-01-30 Listed $75,000 FMLS
• 2015-01-28 Listed $75,000 GAMLS

Property tax history

+17.9%/yr

Latest (2025): $1,584 · +8.6% YoY. Source: county tax records.