111 Kasonawich Rd NE · Rome, GA 30161

$137,500

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 29 Days on market

Built 1945 3.05 ac lot $119/sqft · 35% below area Est $210k · 35% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land-offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you'll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move-don't miss your chance to unlock the potential!

Key facts

• Covered front porch
• Large back deck
• 3.05 acre lot

Tags

• 3 ACRES OF USABLE LAND
• COVERED FRONT PORCH
• LARGE BACK DECK
• OUTBUILDING STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $205 ($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 $128k (7.2% below list).
• Recommended offer: $128k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 fast (+6.3%/yr); 411 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 $951 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $87k; list at $138k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,573 (7.2% below list)

Questions for the listing agent

1. Built in 1945 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $210,216
• List price: $137,500
• Delta: -34.59%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Kasonawich Rd NE	0.00mi	2/1.0	1,152 (0%)	1mo	$137,500	$119	99
492 Moran Lake Rd NE	0.22mi	3/1.0 (+1)	1,121 (-3%)	7mo	$222,500	$198	74
39 Kasonawich Rd NE	0.14mi	3/2.0 (+1)	1,282 (+11%)	15mo	$210,000	$164	54
928 Moran Lake Rd NE	0.64mi	2/1.0	1,184 (+3%)	23mo	$249,000	$210	47

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,974
• Equity at exit: $20,502

10-year hold

• IRR: 9.3%
• Equity multiple: 1.81×
• Total profit: $31,248
• Equity at exit: $11,888

Cash invested: $38,500 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $205

Break-even live

Break-even rent $1,017

Max offer price $137,500

Occupancy floor 79%

Sensitivity live

Price	-10% $282	-5% $243	+0% $205	+5% $166	+10% $-37
Rent	-10% $104	-5% $154	+0% $205	+5% $255	+10% $305
Rate	-1.0pp $274	-0.5pp $240	base $205	+0.5pp $169	+1.0pp $133

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Under Contract 1022-char remark

   Show marketing remark (1046 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land—offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you’ll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move—don’t miss your chance to unlock the potential!

2. 2026-05-18
   status Pending 1046-char remark

   Show marketing remark (1046 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land—offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you’ll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move—don’t miss your chance to unlock the potential!

3. 2026-05-05
   price $137,500 1046-char remark

   Show marketing remark (1022 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land-offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you'll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move-don't miss your chance to unlock the potential!

4. 2026-05-05
   price $137,500 1022-char remark

   Show marketing remark (1022 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land-offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you'll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move-don't miss your chance to unlock the potential!

5. 2026-05-01
   price $139,000 1046-char remark

   Show marketing remark (1022 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land-offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you'll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move-don't miss your chance to unlock the potential!

6. 2026-05-01
   price $139,000 1022-char remark

   Show marketing remark (1022 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land-offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you'll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move-don't miss your chance to unlock the potential!

7. 2026-04-19
   listed $139,900 New 1022-char remark

   Show marketing remark (1046 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land—offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you’ll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move—don’t miss your chance to unlock the potential!

8. 2026-04-19
   listed $139,900 Active 1046-char remark

   Show marketing remark (1046 chars)

   Investor Special home in Model school district on 3+ Private Acres in Rome, GA! Opportunity is knocking at 111 Kasonawich Rd! This 2-bedroom, 1-bath ranch sits on over 3 acres of peaceful, wooded land—offering privacy, space, and serious upside potential. The home features a classic single-level layout with a covered front porch, spacious back deck, and a detached outbuilding for storage or workshop use. Inside, you’ll find generous room sizes, a wood-burning fireplace, and a layout ready for your personal touch. With some updates and vision, this property could be transformed into a charming primary residence, rental, or flip. Surrounded by nature yet still conveniently located, this property is perfect for buyers seeking land, privacy, and value. Highlights: 3+ acres of usable land Quiet, wooded setting Covered front porch + large back deck Outbuilding / storage shed Strong investment or renovation opportunity Sold as-is. Priced to move—don’t miss your chance to unlock the potential!

9. 2026-03-16
   soldstatus $87,000
10. 1985-05-10
    soldstatus $7,000

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$966/yr (+$81/mo · 323.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,309
• − Mortgage interest: −$7,702
• − Property taxes: −$299
• − Insurance: −$688
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,000
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,414/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): 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

+1864.3% since first listed

10 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-05 Price Changed $137,500 FMLS
• 2026-05-05 Price Changed $137,500 GAMLS
• 2026-05-01 Price Changed $139,000 FMLS
• 2026-05-01 Price Changed $139,000 GAMLS
• 2026-04-19 Listed $139,900 FMLS
• 2026-04-19 Listed $139,900 GAMLS
• 2026-03-16 Sold (Public Records) $87,000 Public Records
• 1985-05-10 Sold (Public Records) $7,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $299 · -9.3% YoY. Source: county tax records.