20 Kathy Ln · Temple, GA 30179

$199,900

3 bd · 2.0 ba · 1,344 sqft · Other · 71 Days on market

Built 2026 0.46 ac lot $149/sqft · 13% below area Est $229k · 13% under

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Why this score? — see what drove the B- 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 +20.5/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULL 1 year warranty from CLAYTON HOMES. 100% USDA Financing Available. This brand new Clayton Mobile Home offers three bedrooms, two baths, an open kitchen concept with a kitchen island, and a breakfast area. The living area is open to the kitchen, while the private level backyard has a spacious deck and great for outdoor entertaining. Close to shopping and Temple. FHA, VA ,Conv financing available.

Key facts

• Outdoor entertaining
• Open kitchen concept
• Spacious deck

Tags

• OPEN KITCHEN CONCEPT
• KITCHEN ISLAND
• BREAKFAST AREA
• PRIVATE LEVEL BACKYARD
• SPACIOUS DECK
• OUTDOOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.8% in Temple — 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 72/100 on livability (#60 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, 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.
• Market conditions: 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $229,070
• List price: $199,900
• Delta: -12.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 3.24×
• Total profit: $125,621
• Equity at exit: $180,086

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $356,848
• Equity at exit: $388,362

Cash invested: $55,972 (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: 189
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $263

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $401	-5% $332	+0% $263	+5% $193	+10% $124
Rent	-10% $98	-5% $180	+0% $263	+5% $345	+10% $427
Rate	-1.0pp $363	-0.5pp $313	base $263	+0.5pp $211	+1.0pp $158

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Patriot Dr Temple, GA	3.0	2.0	1720	$2,100	$1.22	13d	1	0.21mi
269 Villa Rosa Way Temple, GA	3.0	2.0	1664	$1,925	$1.16	2d	1	0.33mi
395 Villa Rosa Rd Temple, GA	2.0	1.5–2.5	1119	$1,418	$1.27	2d	5	0.57mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	44d	1	0.86mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	20d	1	0.86mi
24 Country Pl Temple, GA	3.0	2.0	1248	$2,850	$2.28	44d	1	0.87mi
186 S Red Oak Way Temple, GA	4.0	3.0	1736	$1,790	$1.03	44d	1	0.91mi

Listing history 15 events

1. 2026-06-18
   days on market $199,900 Active 71 DOM
2. 2026-06-17
   days on market $199,900 Active 70 DOM
3. 2026-06-16
   days on market $199,900 Active 69 DOM
4. 2026-06-15
   days on market $199,900 Active 68 DOM
5. 2026-06-13
   pricedays on market $199,900 Active 66 DOM
6. 2026-06-09
   days on market $199,990 Active 62 DOM
7. 2026-06-08
   days on market $199,990 Active 61 DOM
8. 2026-06-07
   days on market $199,990 Active 60 DOM
9. 2026-06-04
   days on market $199,990 Active 57 DOM
10. 2026-06-03
    days on market $199,990 Active 56 DOM
11. 2026-06-02
    days on market $199,990 Active 55 DOM
12. 2026-06-01
    days on market $199,990 Active 54 DOM
13. 2026-05-31
    days on market $199,990 Active 53 DOM
14. 2026-04-08
    listed $199,990 New 404-char remark

    Show marketing remark (404 chars)

    FULL 1 year warranty from CLAYTON HOMES. 100% USDA Financing Available. This brand new Clayton Mobile Home offers three bedrooms, two baths, an open kitchen concept with a kitchen island, and a breakfast area. The living area is open to the kitchen, while the private level backyard has a spacious deck and great for outdoor entertaining. Close to shopping and Temple. FHA, VA ,Conv financing available.

15. 2005-07-01
    soldstatus $1,050,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,972
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,815
• Taxable loss: −$35
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $3,158/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

• 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

-81.0% since first listed

2 events — show timeline

• 2026-04-08 Listed $199,990 GAMLS
• 2005-07-01 Sold (Public Records) $1,050,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $134 · -1.1% YoY. Source: county tax records.