51 Meadow Spring Ct · Temple, GA 30179

$294,900

4 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 6 Days on market

Built 2004 0.55 ac lot Est $319k · 7% under

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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).

• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Welcome to 51 Meadow Spring Court, a beautifully designed retreat in Paulding County that combines comfort, functionality, and peaceful outdoor living. This spacious home features an open-concept main level with 3 bedrooms and 2 bathrooms, complemented by a private sunroom just off the kitchen overlooking a scenic creek and deck. The sunroom is uniquely equipped with running water and a center drain, offering endless possibilities for entertaining, gardening, or hobby space. Relax on the charming country-style front porch complete with a swing, or enjoy the tranquil pond and sitting area nestled behind the home. Thoughtful upgrades include a dedicated tankless water heater serving the owner's suite, a separate 50-gallon water heater with recirculating pump for near-instant hot water throughout the home, and a front-yard irrigation system covering both the lawn and flower beds. The custom mudroom provides exceptional storage and organization, while the finished lower level offers a large private bedroom and full bathroom featuring a double vanity and tile finishes throughout-perfect for guests, multi-generational living, or a private suite. With its blend of modern conveniences, flexible living spaces, and serene outdoor setting, this property is truly a rare find.

Key facts

• Custom mudroom
• Private sunroom
• Tranquil pond

Tags

• PRIVATE SUNROOM
• SCENIC CREEK
• TRANQUIL POND
• FRONT-YARD IRRIGATION SYSTEM
• CUSTOM MUDROOM
• FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Detached/attached garage with 2 garage spaces; Garage with door opener, garage faces side; Driveway parking available; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service with 110V and 220V (220V in laundry); Underground utilities available; Cable and phone available; Water available
• Home design: Two levels; Vinyl siding; Shingle roof
• Construction: Vinyl siding construction; Shingle roof; Concrete perimeter and slab foundation; Resale condition
• Exterior features: Covered front and rear porches, including a screened porch; Deck; Private entrance; Rear stairs; Exterior lighting; Rain gutters; Storage; Privacy wood fencing; Irrigation equipment; Concrete perimeter and slab foundation; Finished workshop (other structure)

Interior

• Kitchen: Kitchen island; Eat-in kitchen with breakfast bar; Pantry; Solid surface and stone counters; Additional cabinets; Open view to family room
• Bedrooms: Master on main; Roommate floor plan; Split bedroom plan; Three main level bedrooms; One lower level bedroom
• Flooring: Luxury vinyl; Carpet; Stone; Tile
• Bathrooms: Three full bathrooms; Two full bathrooms on the main level; One full bathroom on the lower level; Master bath has double vanity, shower (no tub), vaulted ceiling
• Heating & cooling: Heat pump (also provides cooling); Forced air heating; Central electric air conditioning
• Interior features: Crown molding; Recessed lighting; Vaulted ceilings; Low-flow plumbing fixtures; Double vanity(s); Walk-in closet(s); Finished basement; Masonry stone fireplace in family room; Aluminum frame, double-pane windows with shutters; No common walls
• Laundry & utility: Laundry closet; Electric dryer hookup; Lower level laundry; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (32.2% below list).
• Recommended offer: $200k (32.2% 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: amenities F, commute F.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Elementary School (math 49% / reading 40%, grade F, #336 of 1,228 statewide, top 29%, 465 students, 42% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $32k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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 $200k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,048 (32.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $318,544
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Meadow Spring Dr	0.22mi	3/2.0 (-1)	1,892 (+2%)	9mo	$270,000	$143	73
115 Oakdale Way	0.32mi	3/2.0 (-1)	1,832 (-1%)	15mo	$344,900	$188	66
101 Brookcliff Ct	0.30mi	4/3.0	1,676 (-10%)	1mo	$290,000	$173	66
93 Oakdale Way	0.32mi	3/2.5 (-1)	1,920 (+4%)	8mo	$345,000	$180	65
242 Meadow Spring Dr	0.16mi	3/2.5 (-1)	1,594 (-14%)	12mo	$274,000	$172	53
718 Baskin Rd	0.64mi	3/2.0 (-1)	1,980 (+7%)	2mo	$200,000	$101	52
178 Birchwood Dr	0.28mi	4/2.5	2,083 (+12%)	15mo	$322,000	$155	52
195 W Fork Way	0.20mi	3/2.0 (-1)	1,584 (-14%)	13mo	$289,900	$183	50
51 Oakdale Way	0.35mi	3/2.0 (-1)	1,704 (-8%)	18mo	$359,400	$211	50
142 Baskin Rd	0.68mi	3/2.0 (-1)	1,665 (-10%)	3mo	$250,900	$151	44
424 Birchwood Dr	0.22mi	5/3.0 (+1)	2,128 (+15%)	16mo	$283,500	$133	42

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: 20.5%
• Equity multiple: 2.66×
• Total profit: $137,079
• Equity at exit: $265,669

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $422,113
• Equity at exit: $572,926

Cash invested: $82,572 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$123
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-369

Break-even live

Break-even rent $2,468

Max offer price $229,700

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-286	+0% $-369	+5% $-453	+10% $-536
Rent	-10% $-527	-5% $-448	+0% $-369	+5% $-290	+10% $-211
Rate	-1.0pp $-221	-0.5pp $-294	base $-369	+0.5pp $-445	+1.0pp $-523

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Meadow Spring Ct Temple, GA	3.0	2.0	1451	$1,686	$1.16	26d	1	0.06mi

Listing history 5 events

1. 2026-06-21
   days on market $294,900 Coming Soon 6 DOM
2. 2026-06-18
   days on market $294,900 Coming Soon 3 DOM
3. 2026-06-17
   days on market $294,900 Coming Soon 2 DOM
4. 2026-06-15
   remarks 699-char remark

   Show marketing remark (1284 chars)

   Welcome to 51 Meadow Spring Court, a beautifully designed retreat in Paulding County that combines comfort, functionality, and peaceful outdoor living. This spacious home features an open-concept main level with 3 bedrooms and 2 bathrooms, complemented by a private sunroom just off the kitchen overlooking a scenic creek and deck. The sunroom is uniquely equipped with running water and a center drain, offering endless possibilities for entertaining, gardening, or hobby space. Relax on the charming country-style front porch complete with a swing, or enjoy the tranquil pond and sitting area nestled behind the home. Thoughtful upgrades include a dedicated tankless water heater serving the owner's suite, a separate 50-gallon water heater with recirculating pump for near-instant hot water throughout the home, and a front-yard irrigation system covering both the lawn and flower beds. The custom mudroom provides exceptional storage and organization, while the finished lower level offers a large private bedroom and full bathroom featuring a double vanity and tile finishes throughout-perfect for guests, multi-generational living, or a private suite. With its blend of modern conveniences, flexible living spaces, and serene outdoor setting, this property is truly a rare find.

5. 2026-06-15
   listed $294,900 Coming Soon 1 DOM

   Show marketing remark (1284 chars)

   Welcome to 51 Meadow Spring Court, a beautifully designed retreat in Paulding County that combines comfort, functionality, and peaceful outdoor living. This spacious home features an open-concept main level with 3 bedrooms and 2 bathrooms, complemented by a private sunroom just off the kitchen overlooking a scenic creek and deck. The sunroom is uniquely equipped with running water and a center drain, offering endless possibilities for entertaining, gardening, or hobby space. Relax on the charming country-style front porch complete with a swing, or enjoy the tranquil pond and sitting area nestled behind the home. Thoughtful upgrades include a dedicated tankless water heater serving the owner's suite, a separate 50-gallon water heater with recirculating pump for near-instant hot water throughout the home, and a front-yard irrigation system covering both the lawn and flower beds. The custom mudroom provides exceptional storage and organization, while the finished lower level offers a large private bedroom and full bathroom featuring a double vanity and tile finishes throughout-perfect for guests, multi-generational living, or a private suite. With its blend of modern conveniences, flexible living spaces, and serene outdoor setting, this property is truly a rare find.

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,713 · $226/mo
• Expected delta: +$18/yr (+$2/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $24,006
• − Mortgage interest: −$16,519
• − Property taxes: −$2,695
• − Insurance: −$2,141
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,579
• Taxable loss: −$9,769
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-2,084/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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 (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

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 · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

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

+47.5% since first listed

30 events — show timeline

• 2026-06-15 Coming Soon $294,900 GAMLS
• 2026-06-15 Coming Soon $294,900 FMLS
• 2025-04-29 Listing Removed — GAMLS
• 2025-03-21 Relisted — GAMLS
• 2025-01-29 Pending — GAMLS
• 2024-11-22 Price Changed $299,900 GAMLS
• 2024-11-01 Listing Removed — FMLS
• 2024-11-01 Listing Removed — GAMLS
• 2024-11-01 Listed $310,000 GAMLS
• 2024-10-17 Price Changed $305,000 FMLS
• 2024-10-15 Price Changed $305,500 GAMLS
• 2024-09-10 Price Changed $310,000 GAMLS
• 2024-08-20 Price Changed $320,000 GAMLS
• 2024-08-16 Price Changed $325,000 FMLS
• 2024-08-14 Price Changed $325,000 GAMLS
• 2024-08-06 Price Changed $335,000 GAMLS
• 2024-07-25 Listed $340,000 FMLS
• 2024-07-25 Listed $340,000 GAMLS
• 2021-04-19 Sold (MLS) $200,000 HSBOR
• 2021-04-19 Sold (MLS) $200,000 GAMLS
• 2021-04-19 Sold (MLS) $200,000 FMLS
• 2021-03-24 Pending — GAMLS
• 2021-03-24 Pending — FMLS
• 2021-03-23 Relisted — GAMLS
• 2021-03-23 Relisted — FMLS
• 2021-03-15 Pending — GAMLS
• 2021-03-15 Contingent — FMLS
• 2021-03-10 Listed $199,900 HSBOR
• 2021-03-10 Listed $199,900 GAMLS
• 2021-03-10 Listed $199,900 FMLS

Property tax history

+3.8%/yr

Latest (2025): $2,695 · +0.4% YoY. Source: county tax records.