2 Sandy Beach Ter · Rome, GA 30165

$220,000

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 4 Days on market

Built 1957 0.39 ac lot Est $168k · 31% over

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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).

• Cash flow +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming four-sided brick house situated on a large corner lot. Featuring 3 bedrooms and 1 full bath, this well-maintained home offers a comfortable and functional layout perfect for a variety of lifestyles. Inside, you'll find beautiful hardwood floors throughout much of the home, with durable ceramic tile in the laundry room and bathroom. The updated kitchen is equipped with stainless steel appliances, providing both style and convenience for everyday living. Enjoy cozy winter evenings gathered around the wood-burning stove, creating a warm and inviting atmosphere. The spacious corner lot offers plenty of outdoor space or simply relaxing. Whether you're a first-time homebuyer looking for the perfect place to start or an empty nester seeking a low maintenance home with character, this property is must-see.

Key facts

• Large corner lot
• Ceramic tile
• Updated kitchen

Tags

• FOUR-SIDED BRICK HOUSE
• LARGE CORNER LOT
• HARDWOOD FLOORS
• CERAMIC TILE
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Two total parking spaces; One carport space; Carport and parking pad
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: One-story home; Brick construction (brick on all sides); Resale property; Fee simple ownership; Composition roof
• Construction: Brick construction (brick 4 sides); Composition roof
• Exterior features: Asphalt road frontage; GPS-friendly directions

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary bedroom located on the main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Wood burning stove; No shared/common walls; Open concept dining area
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.5% 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.
• 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.
• Market conditions: Rents rising (+1.7%/yr); 369 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($68k/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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $77k; list at $220k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $220,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Plymouth Rd NW	0.23mi	3/1.0	954 (-0%)	1mo	$139,900	$147	88
7 Sandy Beach Ter NW	0.05mi	3/1.0	1,064 (+11%)	1mo	$170,000	$160	78
212 Longmeadow Dr NW	0.41mi	3/1.5	957 (0%)	10mo	$189,900	$198	71
20 Tyler St NW	0.35mi	3/1.0	924 (-3%)	10mo	$140,000	$152	70
132 Elliott Dr NW	0.38mi	3/1.0	950 (-1%)	14mo	$210,000	$221	70
128 Malone Dr NW	0.54mi	3/1.0	1,000 (+4%)	3mo	$206,150	$206	64
24 Oxford Pl	0.53mi	3/1.0	1,022 (+7%)	3mo	$180,000	$176	62
1 Lindsey Ter NW	0.41mi	2/1.5 (-1)	1,018 (+6%)	3mo	$150,000	$147	61
107 Harrison Rd NW	0.27mi	3/2.0	1,052 (+10%)	12mo	$165,000	$157	57
13 Eugenia Cir NW	0.75mi	3/1.0	1,002 (+5%)	2mo	$169,900	$170	56
8 Wakefield Pl NW	0.68mi	3/1.0	988 (+3%)	11mo	$192,500	$195	54
6 Oxford Pl NW	0.64mi	3/1.0	880 (-8%)	6mo	$185,000	$210	52

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-12,752
• Equity at exit: $32,803

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $10,299
• Equity at exit: $19,022

Cash invested: $61,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $406

Break-even live

Break-even rent $1,785

Max offer price $220,000

Occupancy floor 77%

Sensitivity live

Price	-10% $531	-5% $469	+0% $406	+5% $344	+10% $282
Rent	-10% $225	-5% $315	+0% $406	+5% $497	+10% $588
Rate	-1.0pp $517	-0.5pp $462	base $406	+0.5pp $349	+1.0pp $291

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Malone Dr NW Rome, GA	3.0	2.0	1000	$3,000	$3.00	44d	1	0.51mi
122 Malone Dr Unit 1345543P Rome, GA	3.0	2.0	990	$2,687	$2.71	44d	1	0.51mi
32 Melody Ln NW Rome, GA	3.0	1.0	1085	$1,550	$1.43	44d	1	1.14mi

Listing history 6 events

1. 2026-06-19
   status $220,000 Pending 4 DOM
2. 2026-06-18
   days on market $220,000 Active 4 DOM
3. 2026-06-17
   days on market $220,000 Active 3 DOM
4. 2026-06-16
   days on market $220,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $220,000 Active 1 DOM

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$42/yr (+$4/mo · 2.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,597
• − Mortgage interest: −$12,323
• − Property taxes: −$1,982
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,400
• Taxable income: $1,376
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $4,545/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: 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): 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

+465.6% since first listed

14 events — show timeline

• 2026-06-12 Listed $220,000 GAMLS
• 2026-06-12 Listed $220,000 FMLS
• 2016-04-07 Listing Removed — GAMLS
• 2016-01-22 Price Changed $69,900 GAMLS
• 2015-10-07 Listed $75,000 GAMLS
• 2012-09-28 Listing Removed — GAMLS
• 2012-09-27 Relisted — GAMLS
• 2012-03-26 Listing Removed — GAMLS
• 2012-01-15 Price Changed $69,900 GAMLS
• 2011-08-19 Listed $79,900 GAMLS
• 2002-10-18 Sold (Public Records) $76,900 Public Records
• 1999-08-06 Sold (Public Records) $68,000 Public Records
• 1994-01-04 Sold (Public Records) $47,900 Public Records
• 1989-04-06 Sold (Public Records) $38,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,982 · +8.3% YoY. Source: county tax records.