119 E Johnson St · Temple, GA 30179

$99,000

6 bd · 1.0 ba · 2,814 sqft · Other public records · 48 Days on market

Built 1917 0.55 ac lot

---

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
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Historical colonial home for experienced investors with a vision to restore a piece of history to its former glory. New structural classic fluted columns, new windows and paint. Home sits on 0.55 acres. ARV appraisal for $371,500 available in listing docs. Professional contractor renovation estimate received was $100,000. Buyer must conduct their Due Diligence/inspection prior to submitting offer. Cash or Hard Money only. $5,000 Earnest Money Deposit to be held by closing attorney Coats & Cordle (Douglasville) due within 1 business day of binding agreement. Proof of funds or hard money lender pre-approval must accompany all offers. Sold as-is, no disclosures, utilities will not be turned on by seller. (Owner Financing available with 25% down, 12% interest, 2 year balloon). Property will be going to auction on June 25th.

Key facts

• 0.55 acres
• New paint
• New windows

Tags

• HISTORICAL COLONIAL HOME
• NEW WINDOWS
• NEW PAINT
• 0.55 ACRES

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric: 110 volts; Electricity available; Natural gas available; Water available
• Home design: Two-story home; Resale condition
• Construction: Composition roof; Foundation: Brick/mortar; Construction materials: other/unspecified; Built on crawl space
• Exterior features: Covered front porch; Other exterior features (unspecified)

Interior

• Kitchen: Keeping room off the kitchen
• Bedrooms: Two main-level bedrooms; Four upper-level bedrooms; No special bedroom features listed
• Flooring: Flooring type not specified
• Bathrooms: One full bathroom (located on the main level); Master bath listed with other/unspecified features
• Heating & cooling: Heating: other/unspecified; Cooling: other/unspecified
• Interior features: Crown molding; Two fireplaces (in Family Room and Keeping Room); Bonus room; Family room; Crawl space basement
• Laundry & utility: Appliance details not specified

🔨 Auction listing. The $99,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $333,097 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

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: Temple Elementary School (math 37% / reading 38%, grade F, #474 of 1,228 statewide, top 39%, 662 students, 75% 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; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 34% 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 48 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 5y ago 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 $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $96,030 (3.0% 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 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.64% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (median comp): $333,097
• List price: $99,000
• Delta: -70.28%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $159,842
• Equity at exit: $300,080

10-year hold

• IRR: 19.2%
• Equity multiple: 6.22×
• Total profit: $487,292
• Equity at exit: $647,134

Cash invested: $93,267 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$1,747
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-337

Break-even live

Break-even rent $2,566

Max offer price $273,643

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-242	+0% $-337	+5% $-431	+10% $-525
Rent	-10% $-506	-5% $-421	+0% $-337	+5% $-252	+10% $-167
Rate	-1.0pp $-169	-0.5pp $-252	base $-337	+0.5pp $-423	+1.0pp $-511

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: $83,274
• Closing costs: $9,993
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $99,000 Active 48 DOM
2. 2026-06-18
   days on market $99,000 Active 45 DOM
3. 2026-06-17
   days on market $99,000 Active 44 DOM
4. 2026-06-16
   days on market $99,000 Active 43 DOM
5. 2026-06-15
   days on market $99,000 Active 42 DOM
6. 2026-06-13
   days on market $99,000 Active 40 DOM
7. 2026-06-09
   days on market $99,000 Active 36 DOM
8. 2026-06-08
   days on market $99,000 Active 35 DOM
9. 2026-06-07
   days on market $99,000 Active 34 DOM
10. 2026-06-04
    days on market $99,000 Active 31 DOM
11. 2026-06-03
    days on market $99,000 Active 30 DOM
12. 2026-06-02
    days on market $99,000 Active 29 DOM
13. 2026-06-01
    days on market $99,000 Active 28 DOM
14. 2026-05-31
    days on market $99,000 Active 27 DOM
15. 2026-05-04
    listed $99,000 New 835-char remark

    Show marketing remark (835 chars)

    Historical colonial home for experienced investors with a vision to restore a piece of history to its former glory. New structural classic fluted columns, new windows and paint. Home sits on 0.55 acres. ARV appraisal for $371,500 available in listing docs. Professional contractor renovation estimate received was $100,000. Buyer must conduct their Due Diligence/inspection prior to submitting offer. Cash or Hard Money only. $5,000 Earnest Money Deposit to be held by closing attorney Coats & Cordle (Douglasville) due within 1 business day of binding agreement. Proof of funds or hard money lender pre-approval must accompany all offers. Sold as-is, no disclosures, utilities will not be turned on by seller. (Owner Financing available with 25% down, 12% interest, 2 year balloon). Property will be going to auction on June 25th.

16. 2026-05-04
    listed $99,000 Active 847-char remark

    Show marketing remark (835 chars)

    Historical colonial home for experienced investors with a vision to restore a piece of history to its former glory. New structural classic fluted columns, new windows and paint. Home sits on 0.55 acres. ARV appraisal for $371,500 available in listing docs. Professional contractor renovation estimate received was $100,000. Buyer must conduct their Due Diligence/inspection prior to submitting offer. Cash or Hard Money only. $5,000 Earnest Money Deposit to be held by closing attorney Coats & Cordle (Douglasville) due within 1 business day of binding agreement. Proof of funds or hard money lender pre-approval must accompany all offers. Sold as-is, no disclosures, utilities will not be turned on by seller. (Owner Financing available with 25% down, 12% interest, 2 year balloon). Property will be going to auction on June 25th.

17. 2026-04-27
    historical
18. 2026-02-18
    price $79,900
19. 2025-12-08
    listed $90,000 Active
20. 2025-11-30
    historical
21. 2025-10-20
    listed $89,000 New
22. 2025-09-30
    historical
23. 2025-09-30
    historical
24. 2025-08-20
    listed $99,000 Active
25. 2025-08-20
    listed $99,000 New
26. 2025-08-14
    historical
27. 2025-08-14
    historical
28. 2025-08-05
    price $119,000
29. 2025-08-05
    price $119,000
30. 2025-07-21
    price $129,000
31. 2025-07-21
    price $129,000
32. 2025-07-14
    listed $139,000 Active
33. 2025-07-14
    listed $139,000 New
34. 2025-07-10
    historical
35. 2025-07-10
    historical
36. 2025-05-30
    listed $149,000 Active
37. 2025-05-30
    listed $149,000 New
38. 2025-05-13
    historical
39. 2025-05-12
    historical
40. 2025-04-23
    listed $149,000 Active
41. 2025-04-23
    listed $149,000 New
42. 2025-03-31
    historical
43. 2025-03-31
    historical
44. 2025-01-21
    listed $149,000 Active
45. 2025-01-21
    listed $149,000 New
46. 2025-01-14
    historical
47. 2024-10-31
    status Back On Market
48. 2024-10-31
    status Active
49. 2024-10-27
    historical Active Under Contract
50. 2024-10-27
    historical Active Under Contract

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,698 · $142/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $25,679
• − Mortgage interest: −$18,659
• − Property taxes: −$1,698
• − Insurance: −$1,665
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$9,690
• Taxable loss: −$10,142
• Est. tax savings @ 24.0%: +$2,434
• After-tax cash flow: $-1,605/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

+65.3% since first listed

75 events — show timeline

• 2026-05-04 Listed $99,000 FMLS
• 2026-05-04 Listed $99,000 GAMLS
• 2026-04-27 Listing Removed — FMLS
• 2026-02-18 Price Changed $79,900 FMLS
• 2025-12-08 Listed $90,000 FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-10-20 Listed $89,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-08-20 Listed $99,000 GAMLS
• 2025-08-20 Listed $99,000 FMLS
• 2025-08-14 Listing Removed — GAMLS
• 2025-08-14 Listing Removed — FMLS
• 2025-08-05 Price Changed $119,000 GAMLS
• 2025-08-05 Price Changed $119,000 FMLS
• 2025-07-21 Price Changed $129,000 GAMLS
• 2025-07-21 Price Changed $129,000 FMLS
• 2025-07-14 Listed $139,000 GAMLS
• 2025-07-14 Listed $139,000 FMLS
• 2025-07-10 Listing Removed — GAMLS
• 2025-07-10 Listing Removed — FMLS
• 2025-05-30 Listed $149,000 GAMLS
• 2025-05-30 Listed $149,000 FMLS
• 2025-05-13 Listing Removed — FMLS
• 2025-05-12 Listing Removed — GAMLS
• 2025-04-23 Listed $149,000 GAMLS
• 2025-04-23 Listed $149,000 FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-01-21 Listed $149,000 GAMLS
• 2025-01-21 Listed $149,000 FMLS
• 2025-01-14 Listing Removed — GAMLS
• 2024-10-31 Relisted — GAMLS
• 2024-10-31 Relisted — FMLS
• 2024-10-27 Contingent — GAMLS
• 2024-10-27 Contingent — FMLS
• 2024-10-15 Listed $159,000 FMLS
• 2024-10-15 Listed $159,000 GAMLS
• 2024-10-09 Listing Removed — GAMLS
• 2024-10-09 Listing Removed — FMLS
• 2024-10-07 Price Changed $125,000 GAMLS
• 2024-10-07 Price Changed $125,000 FMLS
• 2024-10-03 Price Changed $129,000 GAMLS
• 2024-10-03 Price Changed $129,000 FMLS
• 2024-10-01 Price Changed $139,900 GAMLS
• 2024-10-01 Price Changed $139,900 FMLS
• 2024-09-18 Price Changed $144,900 GAMLS
• 2024-09-18 Price Changed $144,900 FMLS
• 2024-09-08 Listed $149,900 GAMLS
• 2024-09-08 Listed $149,900 FMLS
• 2024-08-08 Listing Removed — GAMLS
• 2024-07-12 Listed $159,900 GAMLS
• 2024-07-03 Listing Removed — FMLS
• 2024-07-03 Listing Removed — GAMLS
• 2024-06-12 Price Changed $159,900 GAMLS
• 2024-06-12 Price Changed $159,900 FMLS
• 2024-06-04 Listed $169,900 FMLS
• 2024-06-04 Listed $169,900 GAMLS
• 2024-05-30 Listing Removed — FMLS
• 2024-05-30 Listing Removed — GAMLS
• 2024-05-22 Price Changed $179,000 GAMLS
• 2024-05-22 Price Changed $179,000 FMLS
• 2024-04-02 Listed $189,000 FMLS
• 2024-04-02 Listed $189,000 GAMLS
• 2022-07-08 Sold (Public Records) $75,000 Public Records
• 2022-07-01 Sold (MLS) $75,000 GAMLS
• 2022-06-18 Pending — GAMLS
• 2022-06-14 Listed $75,000 GAMLS
• 2021-03-26 Sold (Public Records) $51,000 Public Records
• 2021-03-26 Sold (MLS) $51,000 GAMLS
• 2021-03-26 Sold (MLS) $51,000 FMLS
• 2021-03-17 Pending — FMLS
• 2021-03-09 Pending — GAMLS
• 2021-03-09 Contingent — FMLS
• 2021-03-04 Listed $59,900 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $1,698 · -0.9% YoY. Source: county tax records.