2009 Hull Ave SW · Rome, GA 30161

$120,000

2 bd · 1.0 ba · 677 sqft · SingleFamily public records · 147 Days on market

Built 1950 6,098 sqft lot $177/sqft · at area comps Est $115k · at est.

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +5.7/15.0
• 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

Welcome to this cozy one-story, 2-bedroom, 1-bath home-perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, fully updated electrical and plumbing. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

Key facts

• Level yard
• Close to hospitals
• Newer roof

Tags

• NEW FLOORING
• NEWER ROOF
• LEVEL YARD
• STORAGE SHED
• CLOSE TO SHOPPING
• CLOSE TO HOSPITALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 fast (+6.3%/yr); 411 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $830 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1950 — 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: 1.22% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $115,382
• List price: $120,000
• Delta: 4.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Willingham St SW	0.33mi	2/1.0	744 (+10%)	2mo	$167,220	$225	67
2 Hemlock St SW	0.06mi	2/1.0	728 (+8%)	23mo	$127,500	$175	65

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: 9.1%
• Equity multiple: 1.37×
• Total profit: $12,469
• Equity at exit: $17,892

10-year hold

• IRR: 20.7%
• Equity multiple: 3.00×
• Total profit: $67,272
• Equity at exit: $10,375

Cash invested: $33,600 (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 30161

• Rents YoY: 6.3%
• Active inventory: 411
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $424

Break-even live

Break-even rent $923

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Chateau Dr SE Rome, GA	1.0–2.0	1.0–1.5	802	$2,200	$2.74	43d	5	1.11mi
1 Fair St SW Unit A Rome, GA	1.0	1.0	722	$1,200	$1.66	43d	1	1.14mi

Listing history 18 events

1. 2026-05-20
   historical Active Under Contract 435-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

2. 2026-05-20
   historical Active Under Contract 432-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

3. 2026-04-27
   price $120,000 435-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

4. 2026-04-27
   price $120,000 432-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

5. 2026-04-13
   price $124,900 435-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

6. 2026-04-13
   price $124,900 432-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

7. 2026-04-04
   price $129,900 435-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

8. 2026-04-04
   price $129,900 432-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

9. 2026-03-19
   price $134,900 435-char remark

   Show marketing remark (432 chars)

   Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

10. 2026-03-19
    price $134,900 432-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

11. 2026-02-27
    price $139,900 435-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

12. 2026-02-27
    price $139,900 432-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

13. 2026-01-27
    price $145,900 435-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

14. 2026-01-27
    price $145,900 432-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

15. 2025-12-28
    listed $146,000 New 435-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

16. 2025-12-28
    listed $146,000 Active 432-char remark

    Show marketing remark (432 chars)

    Welcome to this cozy one-story, 2-bedroom, 1-bath home—perfect for a first-time buyer or a smart investment opportunity. The home features new flooring, a newer roof and windows, and fully updated electrical. Enjoy an easy-to-maintain, level yard with a storage shed for added convenience. Ideally located near shopping, hospitals, recreation, and major highways, this property offers both comfort and excellent accessibility.

17. 2000-06-14
    soldstatus $25,000
18. 1997-09-19
    soldstatus $18,500

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$505/yr (+$42/mo · 84.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,511
• − Mortgage interest: −$6,722
• − Property taxes: −$599
• − Insurance: −$600
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,491
• Taxable income: $3,298
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $4,292/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

+548.6% since first listed

18 events — show timeline

• 2026-05-20 Contingent — GAMLS
• 2026-05-20 Contingent — FMLS
• 2026-04-27 Price Changed $120,000 GAMLS
• 2026-04-27 Price Changed $120,000 FMLS
• 2026-04-13 Price Changed $124,900 GAMLS
• 2026-04-13 Price Changed $124,900 FMLS
• 2026-04-04 Price Changed $129,900 GAMLS
• 2026-04-04 Price Changed $129,900 FMLS
• 2026-03-19 Price Changed $134,900 GAMLS
• 2026-03-19 Price Changed $134,900 FMLS
• 2026-02-27 Price Changed $139,900 GAMLS
• 2026-02-27 Price Changed $139,900 FMLS
• 2026-01-27 Price Changed $145,900 GAMLS
• 2026-01-27 Price Changed $145,900 FMLS
• 2025-12-28 Listed $146,000 FMLS
• 2025-12-28 Listed $146,000 GAMLS
• 2000-06-14 Sold (Public Records) $25,000 Public Records
• 1997-09-19 Sold (Public Records) $18,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $599 · +24.3% YoY. Source: county tax records.