4 Colonial Dr · Rome, GA 30165

$239,000

3 bd · 2.0 ba · 2,048 sqft · SingleFamily · 231 Days on market

Built 1965 0.52 ac lot $117/sqft · 17% below area Est $286k · 17% 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 +11.2/30.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-Sided Brick Home in Summerville Park 3BR/2BA on 1/2 acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

Key facts

• Dual hvac
• 4-sided brick home
• Porte-cochere

Tags

• 4-SIDED BRICK HOME
• PORTE-COCHERE
• EXTERIOR HANDICAP-ACCESS RAMP
• FLOORED STAND-UP ATTIC
• DUAL HVAC
• WALL-MOUNTED BIG SCREEN TV

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (17.3% below list).
• Recommended offer: $198k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% 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: crime F, amenities F, commute 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.
• Zoned schools: West Central Elementary School (math 32% / reading 29%, grade F, #620 of 1,228 statewide, top 51%, 561 students, 92% FRL); Rome Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 966 students, 55% FRL); Rome High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,095 students, 66% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 35% 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

• It's been on market 231 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $197,687 (17.3% 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 231 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $286,461
• List price: $239,000
• Delta: -16.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Colonial Dr	0.00mi	3/2.0	2,048 (0%)	1mo	$235,000	$115	99
201 Oakwood St NW	0.24mi	3/2.5	2,112 (+3%)	14mo	$215,000	$102	70
204 Robin St	0.36mi	4/2.0 (+1)	2,125 (+4%)	9mo	$330,000	$155	65
101A Charlton St	0.17mi	3/2.0	1,776 (-13%)	16mo	$190,000	$107	56
103 Dodd St NW	0.33mi	3/2.0	2,339 (+14%)	10mo	$410,000	$175	52
200 Dodd St NW	0.41mi	2/2.0 (-1)	2,212 (+8%)	12mo	$271,600	$123	52
105 Robin St NW	0.25mi	3/2.0	1,768 (-14%)	21mo	$295,000	$167	48
1015 Desoto Ave NW	0.52mi	3/1.0	1,786 (-13%)	17mo	$107,000	$60	36
207 Dodd St	0.42mi	4/3.0 (+1)	2,352 (+15%)	16mo	$320,000	$136	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: -20.4%
• Equity multiple: 0.30×
• Total profit: $-46,961
• Equity at exit: $35,636

10-year hold

• IRR: -16.6%
• Equity multiple: 0.13×
• Total profit: $-58,278
• Equity at exit: $20,664

Cash invested: $66,920 (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: 372
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-90

Break-even live

Break-even rent $2,091

Max offer price $225,984

Occupancy floor 100%

Sensitivity live

Price	-10% $75	-5% $-7	+0% $-90	+5% $-173	+10% $-255
Rent	-10% $-246	-5% $-168	+0% $-90	+5% $-12	+10% $66
Rate	-1.0pp $30	-0.5pp $-29	base $-90	+0.5pp $-152	+1.0pp $-215

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Oakwood St NW Unit Na Rome, GA	3.0	2.0	1700	$2,150	$1.26	45d	1	0.13mi
107 Charlton St NW Rome, GA	4.0	2.0	1740	$2,400	$1.38	45d	1	0.20mi
313 Timothy Ave Rome, GA	3.0	2.5	1600	$1,900	$1.19	45d	1	0.51mi
1005 N 2nd Ave NW #26 Rome, GA	3.0	2.5	1418	$1,700	$1.20	45d	1	0.57mi

Listing history 20 events

1. 2026-05-11
   status Under Contract 1186-char remark

   Show marketing remark (1191 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on ½ acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

2. 2026-05-11
   status Pending 1191-char remark

   Show marketing remark (1191 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on ½ acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

3. 2025-12-05
   price $239,000 1191-char remark

   Show marketing remark (1186 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on 1/2 acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

4. 2025-12-05
   price $239,000 1186-char remark

   Show marketing remark (1186 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on 1/2 acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

5. 2025-11-16
   price $250,000 1191-char remark

   Show marketing remark (1186 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on 1/2 acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

6. 2025-11-16
   price $250,000 1186-char remark

   Show marketing remark (1186 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on 1/2 acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

7. 2025-09-15
   listed $259,000 Active 1191-char remark

   Show marketing remark (1191 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on ½ acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

8. 2025-09-01
   listed $259,000 New 1186-char remark

   Show marketing remark (1186 chars)

   4-Sided Brick Home in Summerville Park 3BR/2BA on 1/2 acre with drive through access between two streets which provides ample parking for 6 autos. The new owner will have no major expenses on this jewel of a home. Two 220 amp breaker boxes were installed 2 1/2 years ago for the basement and main living spaces along with a circuit for a new garbage disposal. Custom roll up shades provide great lighting as well as welcome privacy. The dual HVAC units are only 2 and 6 years old. The large laundry room includes a 3 yr. old washer and dryer with major work updating the venting plumbing. The roof was completely replaced 3 years ago with new underlayment 4x8 wood sheets and new composite shingles. Other features include recessed lighting, laminate floors, and a wall-mounted big screen TV and sound bar that stays with the home. Also included is a 10 year termite bond with 8 years remaining. The large unfinished daylight basement with roll-up door is ideal for a workshop or storage, and the floored stand-up attic offers additional space. The bus stop in front of the house makes this charming home ideal for a small family. Seller willing to paint or provide painting allowance.

9. 2022-07-29
   soldstatus $200,000 Sold
10. 2022-07-28
    soldstatus $200,000 Closed
11. 2022-06-30
    status Pending
12. 2022-06-30
    status Under Contract
13. 2022-06-22
    status Active
14. 2022-06-22
    status Back On Market
15. 2022-06-17
    status Pending
16. 2022-06-17
    status Under Contract
17. 2022-06-09
    listed $200,000 New
18. 2022-06-09
    listed $200,000 Active
19. 2020-05-11
    historical
20. 2020-03-30
    listed $155,000 New

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

Taxation est. · year 1

• Rental income: $23,722
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$6,953
• Taxable loss: −$5,194
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $167/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

+54.2% since first listed

20 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2025-12-05 Price Changed $239,000 FMLS
• 2025-12-05 Price Changed $239,000 GAMLS
• 2025-11-16 Price Changed $250,000 FMLS
• 2025-11-16 Price Changed $250,000 GAMLS
• 2025-09-15 Listed $259,000 FMLS
• 2025-09-01 Listed $259,000 GAMLS
• 2022-07-29 Sold (MLS) $200,000 GAMLS
• 2022-07-28 Sold (MLS) $200,000 FMLS
• 2022-06-30 Pending — FMLS
• 2022-06-30 Pending — GAMLS
• 2022-06-22 Relisted — FMLS
• 2022-06-22 Relisted — GAMLS
• 2022-06-17 Pending — FMLS
• 2022-06-17 Pending — GAMLS
• 2022-06-09 Listed $200,000 FMLS
• 2022-06-09 Listed $200,000 GAMLS
• 2020-05-11 Listing Removed — GAMLS
• 2020-03-30 Listed $155,000 GAMLS