The Harrington Plan · Temple, GA 30179

$288,900

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 693 Days on market

↓ 3% 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 +6.6/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• Large center island
• 2 parking spots
• Listed 692 days

Tags

• SECOND-FLOOR OWNER'S SUITE
• OPEN-CONCEPT FAMILY ROOM
• LARGE CENTER ISLAND

🏗️ New construction. The $288,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,899.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-547 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (23.2% below list).
• Recommended offer: $222k (23.2% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $36k 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

• It's been on market 693 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,917 (23.2% 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. It's been on market 693 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $332,899
• List price: $288,900
• Delta: -13.22%
• Verdict: UNDERPRICED
• 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	0.07mi	5/3.0 (+1)	2,463 (-4%)	2mo	$343,000	$139	82
529 Lanier Way	0.07mi	4/2.5	2,372 (-8%)	12mo	$339,990	$143	74
238 James Allen Pl	0.61mi	4/2.0	2,576 (+0%)	0mo	$320,000	$124	68
655 Blackshear Trl	0.25mi	3/3.0 (-1)	2,404 (-6%)	10mo	$356,900	$148	63
727 Sinclair Ln	0.58mi	4/2.5	2,372 (-8%)	1mo	$324,900	$137	60
406 Splash Pointe	0.67mi	4/3.0	2,733 (+6%)	0mo	$355,000	$130	56
324 Sue Ct	0.56mi	4/3.0	2,386 (-7%)	11mo	$325,000	$136	51
107 Deer Xing Lot 88	0.42mi	4/2.5	2,204 (-14%)	6mo	$292,900	$133	51
121 Creek Crossing Ln	0.29mi	3/3.0 (-1)	2,187 (-15%)	8mo	$340,000	$155	49
723 Sinclair Ln	0.58mi	3/2.5 (-1)	2,231 (-13%)	1mo	$323,640	$145	45
284 Ivey Lake Pkwy	0.64mi	4/2.0	2,227 (-13%)	7mo	$335,000	$150	40
51 Carrollton St	0.65mi	3/2.0 (-1)	2,181 (-15%)	6mo	$262,500	$120	32

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $146,473
• Equity at exit: $299,902

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $458,823
• Equity at exit: $646,750

Cash invested: $93,212 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,993/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-547

Break-even live

Break-even rent $2,912

Max offer price $253,684

Occupancy floor —

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: $83,225
• Closing costs: $9,987
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	13d	1	0.29mi
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	44d	1	0.64mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	44d	1	0.69mi
215 Waters Edge Pkwy Temple, GA	4.0	2.5	2290	$2,099	$0.92	24d	1	0.79mi
241 Amy Blvd Temple, GA	3.0	2.0	1819	$1,729	$0.95	44d	1	1.21mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	44d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $288,900 Active 693 DOM
2. 2026-06-17
   days on market $288,900 Active 692 DOM
3. 2026-06-16
   days on market $288,900 Active 691 DOM
4. 2026-06-15
   days on market $288,900 Active 690 DOM
5. 2026-06-13
   pricedays on market $288,900 Active 688 DOM
6. 2026-06-09
   days on market $298,900 Active 684 DOM
7. 2026-06-08
   days on market $298,900 Active 683 DOM
8. 2026-06-07
   days on market $298,900 Active 682 DOM
9. 2026-06-04
   days on market $298,900 Active 679 DOM
10. 2026-06-03
    days on market $298,900 Active 678 DOM
11. 2026-06-02
    days on market $298,900 Active 677 DOM
12. 2026-06-01
    days on market $298,900 Active 676 DOM
13. 2026-05-31
    days on market $298,900 Active 675 DOM
14. 2026-02-20
    price $298,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

15. 2025-02-01
    price $308,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

16. 2024-07-26
    listed $306,900 Active 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

ⓘ 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: $26,630
• − Mortgage interest: −$18,648
• − Property taxes: −$4,993
• − Insurance: −$1,664
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$9,684
• Taxable loss: −$12,621
• Est. tax savings @ 24.0%: +$3,029
• After-tax cash flow: $-3,540/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

-2.6% since first listed

3 events — show timeline

• 2026-02-20 Price Changed $298,900 Zillow
• 2025-02-01 Price Changed $308,900 Zillow
• 2024-07-26 Listed $306,900 Zillow