15 Roseway Cir NE · Rome, GA 30161

$77,300

3 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 152 Days on market

Built 1940 6,969 sqft lot $70/sqft · 14% below area Est $97k · 20% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

Key facts

• Newer roof
• Steps from shopping
• Steps from parks

Tags

• WINTER MOUNTAIN VIEWS
• STEPS FROM SHOPPING
• STEPS FROM RESTAURANTS
• STEPS FROM PARKS
• RECENTLY RENOVATED
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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.
• 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 fast (+6.3%/yr); 411 active listings in the ZIP; 8 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 30% 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 $534 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $62k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $77k implies a 866% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $68,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.01% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.69%
• DSCR: 2.68
• GRM: 4.1

CMA / ARV

• ARV (median comp): $97,128
• List price: $77,300
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Roseway Cir NE	0.05mi	3/1.0	1,014 (-9%)	9mo	$158,500	$156	76
20 Stevens St NE	0.51mi	3/1.0	1,052 (-5%)	2mo	$58,200	$55	66
412 North Ave	0.61mi	3/1.0	1,092 (-2%)	5mo	$167,000	$153	65
103 Howell St NE	0.19mi	2/1.0 (-1)	990 (-11%)	5mo	$86,500	$87	64
121 Wadsworth St NE	0.56mi	3/2.0	1,116 (+1%)	6mo	$139,000	$125	63
205 Camp St NE	0.24mi	2/2.0 (-1)	1,224 (+10%)	10mo	$182,000	$149	54
404 North Ave NE	0.58mi	3/1.5	1,168 (+5%)	11mo	$128,000	$110	53
1 Chambers St NE	0.73mi	3/2.0	1,140 (+3%)	12mo	$239,000	$210	47
43 King Bee Cir NE	0.55mi	3/2.0	1,269 (+14%)	5mo	$180,000	$142	42
301 Reynolds St NE	0.58mi	2/2.0 (-1)	1,010 (-9%)	16mo	$73,500	$73	36
507 Superba Ave NE	0.75mi	3/1.0	971 (-12%)	13mo	$175,000	$180	34
411 Superba Ave NE	0.62mi	2/1.5 (-1)	966 (-13%)	15mo	$185,000	$192	30

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: 37.4%
• Equity multiple: 2.67×
• Total profit: $36,097
• Equity at exit: $11,526

10-year hold

• IRR: 45.6%
• Equity multiple: 6.11×
• Total profit: $110,543
• Equity at exit: $6,683

Cash invested: $21,644 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$405
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $680

Break-even live

Break-even rent $692

Max offer price $77,300

Occupancy floor 51%

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: $19,325
• Closing costs: $2,319
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	44d	1	0.10mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	44d	1	0.24mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	44d	1	0.27mi
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	44d	1	0.72mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	44d	12	0.97mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	44d	27	1.15mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	44d	1	1.17mi
1005 N 2nd Ave NW #26 Rome, GA	3.0	2.5	1418	$1,700	$1.20	44d	1	1.46mi

Listing history 46 events

1. 2026-06-19
   days on market $77,300 Active 152 DOM
2. 2026-06-18
   days on market $77,300 Active 151 DOM
3. 2026-06-17
   days on market $77,300 Active 150 DOM
4. 2026-06-16
   days on market $77,300 Active 149 DOM
5. 2026-06-15
   days on market $77,300 Active 148 DOM
6. 2026-06-14
   days on market $77,300 Active 146 DOM
7. 2026-06-13
   days on market $77,300 Active 145 DOM
8. 2026-06-10
   days on market $77,300 Active 143 DOM
9. 2026-06-09
   days on market $77,300 Active 142 DOM
10. 2026-06-08
    days on market $77,300 Active 141 DOM
11. 2026-06-07
    days on market $77,300 Active 140 DOM
12. 2026-06-05
    days on market $77,300 Active 137 DOM
13. 2026-06-03
    days on market $77,300 Active 136 DOM
14. 2026-06-02
    days on market $77,300 Active 135 DOM
15. 2026-06-01
    days on market $77,300 Active 134 DOM
16. 2026-05-31
    days on market $77,300 Active 133 DOM
17. 2026-05-30
    days on market $77,300 Active 132 DOM
18. 2026-05-16
    price $77,300 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

19. 2026-03-13
    status Active 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

20. 2026-03-13
    price $77,400 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

21. 2025-12-31
    status Active 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

22. 2025-12-31
    price $239,400 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

23. 2025-12-27
    status Active 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

24. 2025-12-27
    price $149,400 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

25. 2025-12-10
    historical Active Under Contract 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

26. 2025-11-04
    listed $139,400 Active 372-char remark

    Show marketing remark (372 chars)

    Looking for a perfect flip or project? House suffered a rear fire, but bones are good, and she is ready to shine again! Smoke damage is clear, but the foundation seems solid, with newer electrical, plumbing, and HVAC in place. Wood floors may be able to be refinished, and on a beautiful lot with new construction all around. Make this your dream home or perfect rental.

27. 2015-11-16
    price $8,000 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

28. 2015-09-21
    price $8,000
29. 2015-09-11
    soldstatus $8,000 Sold 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

30. 2015-09-11
    price $9,900

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

31. 2015-09-11
    soldstatus $8,000 Sold

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

32. 2015-08-28
    historical Pending

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

33. 2015-08-28
    status Under Contract 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

34. 2015-08-28
    price $9,900 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

35. 2015-08-18
    price $9,900 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

36. 2015-08-18
    price $9,900

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

37. 2015-07-27
    price $11,750 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

38. 2015-07-26
    price $11,750
39. 2015-07-13
    listed $13,750 New 56-char remark

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

40. 2015-07-13
    listed $13,750 Active

    Show marketing remark (56 chars)

    HANDY MANS SPECIAL THE ELECTRIC HAS ALREADY BEEN UPDATED

41. 2014-12-29
    soldstatus $5,900 Sold
42. 2014-12-18
    status Under Contract
43. 2014-12-11
    listed $5,900 New
44. 1999-07-30
    soldstatus $22,000
45. 1998-09-16
    soldstatus $25,000
46. 1986-12-09
    soldstatus $12,000

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,306 · $109/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 3/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,627
• − Mortgage interest: −$4,330
• − Property taxes: −$1,306
• − Insurance: −$386
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,249
• Taxable income: $7,376
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $6,388/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): 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

+544.2% since first listed

29 events — show timeline

• 2026-05-16 Price Changed $77,300 FMLS
• 2026-03-13 Relisted — FMLS
• 2026-03-13 Price Changed $77,400 FMLS
• 2025-12-31 Relisted — FMLS
• 2025-12-31 Price Changed $239,400 FMLS
• 2025-12-27 Relisted — FMLS
• 2025-12-27 Price Changed $149,400 FMLS
• 2025-12-10 Contingent — FMLS
• 2025-11-04 Listed $139,400 FMLS
• 2015-11-16 Price Changed $8,000 GAMLS
• 2015-09-21 Price Changed $8,000 FMLS
• 2015-09-11 Sold (MLS) $8,000 GAMLS
• 2015-09-11 Sold (MLS) $8,000 FMLS
• 2015-09-11 Price Changed $9,900 FMLS
• 2015-08-28 Contingent — FMLS
• 2015-08-28 Pending — GAMLS
• 2015-08-28 Price Changed $9,900 GAMLS
• 2015-08-18 Price Changed $9,900 GAMLS
• 2015-08-18 Price Changed $9,900 FMLS
• 2015-07-27 Price Changed $11,750 GAMLS
• 2015-07-26 Price Changed $11,750 FMLS
• 2015-07-13 Listed $13,750 GAMLS
• 2015-07-13 Listed $13,750 FMLS
• 2014-12-29 Sold (MLS) $5,900 GAMLS
• 2014-12-18 Pending — GAMLS
• 2014-12-11 Listed $5,900 GAMLS
• 1999-07-30 Sold (Public Records) $22,000 Public Records
• 1998-09-16 Sold (Public Records) $25,000 Public Records
• 1986-12-09 Sold (Public Records) $12,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $1,306 · +9.5% YoY. Source: county tax records.