727 Sinclair Ln · Temple, GA 30179

$324,900

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 10 Days on market

Built 2026 $34/mo HOA · 2% of rent ↓ 6% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Move in Ready May! The McGinnis plan by Smith Douglas Homes located in the popular community Evergreen at Lakeside. New phase now open and selling!! This thoughtfully planned community features 169 homesites with sidewalk-lined streets, a dog park, and a pavilion with playground-perfect for everyday living and weekend fun. The McGinnis, one of our most popular sought after two-story floorplans! features a wide entry leading you into a traditional dining room ideal for entertaining. The kitchen and the fireside family room with a linear fireplace,live toward the rear of the home, this home is an entertainer's dream. Featuring many upgrades including a tiled backsplash, center island with pendant lighting, upgraded cabinets and granite counters. Luxury Vinyl plank floors on main living area. The second story features a spacious primary suite with a large tile shower and walk-in closet with access to the laundry room, a loft, three additional bedrooms and laundry room. 9ft ceiling heights on both floors. Primary photo of home secondary Photos representative of plan not of actual home. Seller incentives with use of preferred lender. Just a quick 7-minute drive from Interstate 20, offering seamless access to the vibrant heart of Atlanta. Whether you're commuting or exploring the city's bustling scene, this location is your perfect gateway.

Key facts

• 9ft ceiling heights
• Tiled backsplash
• Walk-in closet

Tags

• PAVILION WITH PLAYGROUND
• TILED BACKSPLASH
• CENTER ISLAND
• WALK-IN CLOSET
• 9FT CEILING HEIGHTS

Property features AI

Finance

• HOA & community: Annual association fee of $410; Home is part of an association

Exterior

• Parking: Attached parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Two levels; New construction; Attic
• Construction: HardiPlank-type siding, stone, and other exterior materials; Composition roof; Slab foundation; Built by Smith Douglas Homes
• Exterior features: Front porch; Patio

Interior

• Kitchen: Kitchen island; Solid surface countertops; Pantry and walk-in pantry; Cabinets (other); Open view to the family room; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Oversized master bedroom; Four upstairs bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; 9-foot ceilings on main and upper levels; Tray ceilings; One electric fireplace in the family room; No shared/common walls
• Laundry & utility: Upper level laundry (other features)

🏗️ New construction. The $324,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $329,870.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (30.5% below list).
• Recommended offer: $226k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#60 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Providence Elementary School (math 40% / reading 35%, grade F, #474 of 1,228 statewide, top 39%, 528 students, 56% FRL); Temple Middle School (math 31% / reading 36%, grade F, #206 of 470 statewide, top 45%, 621 students, 67% FRL); Temple High School (math 22% / reading 22%, grade F, #213 of 424 statewide, top 51%, 746 students, 62% FRL).
• Market conditions: 191 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $225,783 (30.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 12.2

CMA / ARV

• ARV (median comp): $329,870
• List price: $324,900
• Delta: -1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Nottely Dr	0.26mi	5/3.0 (+1)	2,463 (+4%)	2mo	$343,000	$139	73
284 Ivey Lake Pkwy	0.32mi	4/2.0	2,227 (-6%)	7mo	$335,000	$150	67
664 Blackshear Trl	0.08mi	4/2.5	2,053 (-13%)	9mo	$319,900	$156	67
248 Waters Edge Pkwy	0.52mi	4/2.5	2,290 (-4%)	6mo	$324,900	$142	66
107 Deer Xing Lot 88	0.39mi	4/2.5	2,204 (-7%)	7mo	$292,900	$133	65
167 Waters Edge Pkwy	0.51mi	4/2.5	2,257 (-5%)	4mo	$317,000	$140	64
435 Nottely Dr	0.17mi	4/2.5	2,053 (-13%)	8mo	$319,900	$156	63
238 James Allen Pl	0.46mi	4/2.0	2,576 (+9%)	1mo	$320,000	$124	62
121 Creek Crossing Ln	0.30mi	3/3.0 (-1)	2,187 (-8%)	8mo	$340,000	$155	60
171 Ivey Lake Pkwy	0.23mi	4/3.0	2,059 (-13%)	7mo	$313,400	$152	60
102 Streambank Ct	0.38mi	4/2.5	2,091 (-12%)	4mo	$341,000	$163	59
105 Maplewood Dr	0.60mi	4/3.0	2,596 (+9%)	5mo	$310,000	$119	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $145,957
• Equity at exit: $297,173

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $456,472
• Equity at exit: $640,864

Cash invested: $92,363 (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 30179

• Home prices YoY: 6.7%
• Active inventory: 191
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$34
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-530

Break-even live

Break-even rent $2,929

Max offer price $253,182

Occupancy floor —

Sensitivity live

Price	-10% $-302	-5% $-416	+0% $-530	+5% $-644	+10% $-758
Rent	-10% $-708	-5% $-619	+0% $-530	+5% $-441	+10% $-352
Rate	-1.0pp $-364	-0.5pp $-446	base $-530	+0.5pp $-615	+1.0pp $-702

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: $82,467
• Closing costs: $9,896
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	45d	1	0.29mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	14d	1	0.44mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	45d	1	0.45mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	14d	1	0.47mi
215 Waters Edge Pkwy Temple, GA	4.0	2.5	2290	$2,099	$0.92	26d	1	0.50mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	45d	1	1.11mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	21d	1	1.34mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 9 events

1. 2026-05-04
   status Under Contract 1356-char remark

   Show marketing remark (1356 chars)

   Move in Ready May! The McGinnis plan by Smith Douglas Homes located in the popular community Evergreen at Lakeside. New phase now open and selling!! This thoughtfully planned community features 169 homesites with sidewalk-lined streets, a dog park, and a pavilion with playground-perfect for everyday living and weekend fun. The McGinnis, one of our most popular sought after two-story floorplans! features a wide entry leading you into a traditional dining room ideal for entertaining. The kitchen and the fireside family room with a linear fireplace,live toward the rear of the home, this home is an entertainer's dream. Featuring many upgrades including a tiled backsplash, center island with pendant lighting, upgraded cabinets and granite counters. Luxury Vinyl plank floors on main living area. The second story features a spacious primary suite with a large tile shower and walk-in closet with access to the laundry room, a loft, three additional bedrooms and laundry room. 9ft ceiling heights on both floors. Primary photo of home secondary Photos representative of plan not of actual home. Seller incentives with use of preferred lender. Just a quick 7-minute drive from Interstate 20, offering seamless access to the vibrant heart of Atlanta. Whether you're commuting or exploring the city's bustling scene, this location is your perfect gateway.

2. 2026-05-04
   status Pending 1362-char remark

   Show marketing remark (1356 chars)

   Move in Ready May! The McGinnis plan by Smith Douglas Homes located in the popular community Evergreen at Lakeside. New phase now open and selling!! This thoughtfully planned community features 169 homesites with sidewalk-lined streets, a dog park, and a pavilion with playground-perfect for everyday living and weekend fun. The McGinnis, one of our most popular sought after two-story floorplans! features a wide entry leading you into a traditional dining room ideal for entertaining. The kitchen and the fireside family room with a linear fireplace,live toward the rear of the home, this home is an entertainer's dream. Featuring many upgrades including a tiled backsplash, center island with pendant lighting, upgraded cabinets and granite counters. Luxury Vinyl plank floors on main living area. The second story features a spacious primary suite with a large tile shower and walk-in closet with access to the laundry room, a loft, three additional bedrooms and laundry room. 9ft ceiling heights on both floors. Primary photo of home secondary Photos representative of plan not of actual home. Seller incentives with use of preferred lender. Just a quick 7-minute drive from Interstate 20, offering seamless access to the vibrant heart of Atlanta. Whether you're commuting or exploring the city's bustling scene, this location is your perfect gateway.

3. 2026-04-24
   listed $324,900 New 1356-char remark

   Show marketing remark (1356 chars)

   Move in Ready May! The McGinnis plan by Smith Douglas Homes located in the popular community Evergreen at Lakeside. New phase now open and selling!! This thoughtfully planned community features 169 homesites with sidewalk-lined streets, a dog park, and a pavilion with playground-perfect for everyday living and weekend fun. The McGinnis, one of our most popular sought after two-story floorplans! features a wide entry leading you into a traditional dining room ideal for entertaining. The kitchen and the fireside family room with a linear fireplace,live toward the rear of the home, this home is an entertainer's dream. Featuring many upgrades including a tiled backsplash, center island with pendant lighting, upgraded cabinets and granite counters. Luxury Vinyl plank floors on main living area. The second story features a spacious primary suite with a large tile shower and walk-in closet with access to the laundry room, a loft, three additional bedrooms and laundry room. 9ft ceiling heights on both floors. Primary photo of home secondary Photos representative of plan not of actual home. Seller incentives with use of preferred lender. Just a quick 7-minute drive from Interstate 20, offering seamless access to the vibrant heart of Atlanta. Whether you're commuting or exploring the city's bustling scene, this location is your perfect gateway.

4. 2026-04-24
   listed $324,900 Active 1362-char remark

   Show marketing remark (1356 chars)

   Move in Ready May! The McGinnis plan by Smith Douglas Homes located in the popular community Evergreen at Lakeside. New phase now open and selling!! This thoughtfully planned community features 169 homesites with sidewalk-lined streets, a dog park, and a pavilion with playground-perfect for everyday living and weekend fun. The McGinnis, one of our most popular sought after two-story floorplans! features a wide entry leading you into a traditional dining room ideal for entertaining. The kitchen and the fireside family room with a linear fireplace,live toward the rear of the home, this home is an entertainer's dream. Featuring many upgrades including a tiled backsplash, center island with pendant lighting, upgraded cabinets and granite counters. Luxury Vinyl plank floors on main living area. The second story features a spacious primary suite with a large tile shower and walk-in closet with access to the laundry room, a loft, three additional bedrooms and laundry room. 9ft ceiling heights on both floors. Primary photo of home secondary Photos representative of plan not of actual home. Seller incentives with use of preferred lender. Just a quick 7-minute drive from Interstate 20, offering seamless access to the vibrant heart of Atlanta. Whether you're commuting or exploring the city's bustling scene, this location is your perfect gateway.

5. 2026-04-23
   historical
6. 2026-04-07
   price $324,900
7. 2026-02-20
   price $329,900
8. 2026-02-17
   price $344,900
9. 2026-01-07
   listed $344,985 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: $27,094
• − Mortgage interest: −$18,478
• − Property taxes: −$4,948
• − Insurance: −$1,649
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$408
• − Depreciation: −$9,596
• Taxable loss: −$12,320
• Est. tax savings @ 24.0%: +$2,957
• After-tax cash flow: $-3,403/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Temple

• Score: 72/100
• State rank: #60
• US rank: #5802

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temple, GA
• County: Carroll County · 124,888 people
• City population: 19,882
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,882
• Household income: $76,571
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 396.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 15% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.16%
• Current HPI: 435.3863
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

-5.8% since first listed

11 events — show timeline

• 2026-06-04 Sold (MLS) $324,900 GAMLS
• 2026-06-04 Sold (MLS) $324,900 FMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-24 Listed $324,900 GAMLS
• 2026-04-24 Listed $324,900 FMLS
• 2026-04-23 Listing Removed — GAMLS
• 2026-04-07 Price Changed $324,900 GAMLS
• 2026-02-20 Price Changed $329,900 GAMLS
• 2026-02-17 Price Changed $344,900 GAMLS
• 2026-01-07 Listed $344,985 GAMLS