2888 Old Summerville Rd · Rome, GA 30105

$169,000

2 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 119 Days on market

Built 1964 0.59 ac lot $134/sqft · 15% below area Est $199k · 15% 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 +20.9/30.0
• ARV discount +14.3/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

Key facts

• .59 acre lot
• 0.59 acre lot
• 2 parking spots

Tags

• FULLY EQUIPPED KITCHEN
• .59 ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 11 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 $1k of loan paydown is wiped out by about $5k 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 119 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $169k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.04% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $199,182
• List price: $169,000
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2888 Old Summerville Rd	0.00mi	2/1.0	1,259 (0%)	1mo	$169,000	$134	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,340
• Equity at exit: $25,198

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $8,675
• Equity at exit: $14,612

Cash invested: $47,320 (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 30105

• Home prices YoY: -17.1%
• Active inventory: 11
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$195 /mo · $2,343/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $236

Break-even live

Break-even rent $1,458

Max offer price $169,000

Occupancy floor 82%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-15
   status Pending 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

2. 2026-05-15
   status Under Contract 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

3. 2026-04-01
   price $169,000 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

4. 2026-04-01
   price $169,000 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

5. 2026-02-18
   price $173,900 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

6. 2026-02-18
   price $173,900 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

7. 2026-01-02
   listed $180,000 Active 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

8. 2025-12-17
   listed $180,000 New 229-char remark

   Show marketing remark (229 chars)

   Remodeled and ready for it's new family! 2 beds/1bathroom home with a fully equipped kitchen with island. Located on a .59+/- acre lot and has a nice front porch. Give me a call today to take a look at this home before it's gone.

9. 2025-11-19
   historical
10. 2025-08-28
    price $177,900
11. 2025-07-23
    price $179,900
12. 2025-07-11
    price $184,500
13. 2025-06-27
    price $189,900
14. 2025-06-16
    price $199,900
15. 2025-06-05
    price $209,900
16. 2025-05-22
    listed $219,894 New
17. 2025-04-09
    soldstatus $95,000
18. 2020-07-16
    soldstatus $98,000
19. 2015-12-22
    soldstatus $47,000
20. 2005-04-22
    soldstatus $59,900
21. 1974-09-17
    soldstatus $10,000

ⓘ 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: $2,343 · $195/mo
• Projected year-2 tax: $2,343 · $195/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,082
• − Mortgage interest: −$9,467
• − Property taxes: −$2,343
• − Insurance: −$845
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$4,916
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,799/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

• City population: 77,706
• Population (ZIP): 2,345

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 11% Cuban 2%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -53.45%
• Current HPI: 258.9181
• Rent YoY: —
• Metro: —
• 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

+1590.0% since first listed

21 events — show timeline

• 2026-05-15 Pending — FMLS
• 2026-05-15 Pending — GAMLS
• 2026-04-01 Price Changed $169,000 FMLS
• 2026-04-01 Price Changed $169,000 GAMLS
• 2026-02-18 Price Changed $173,900 FMLS
• 2026-02-18 Price Changed $173,900 GAMLS
• 2026-01-02 Listed $180,000 FMLS
• 2025-12-17 Listed $180,000 GAMLS
• 2025-11-19 Listing Removed — GAMLS
• 2025-08-28 Price Changed $177,900 GAMLS
• 2025-07-23 Price Changed $179,900 GAMLS
• 2025-07-11 Price Changed $184,500 GAMLS
• 2025-06-27 Price Changed $189,900 GAMLS
• 2025-06-16 Price Changed $199,900 GAMLS
• 2025-06-05 Price Changed $209,900 GAMLS
• 2025-05-22 Listed $219,894 GAMLS
• 2025-04-09 Sold (Public Records) $95,000 Public Records
• 2020-07-16 Sold (Public Records) $98,000 Public Records
• 2015-12-22 Sold (Public Records) $47,000 Public Records
• 2005-04-22 Sold (Public Records) $59,900 Public Records
• 1974-09-17 Sold (Public Records) $10,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,343 · +5.4% YoY. Source: county tax records.