42 Eaves Dr · Temple, GA 30179

$234,900

2 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.39 ac lot $134/sqft · 40% below area Est $390k · 40% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome home to this adorable 3 bedroom, 2 bathroom home nestled in the charming Draketown community of Temple, GA! Sitting on close to half an acre, this property offers the perfect blend of comfort, functionality, and peaceful country living. Step inside to an inviting open-concept layout featuring beautiful new flooring, spacious living areas, and a bright kitchen with ample cabinet space. The oversized primary suite includes a relaxing bathroom with double vanities, soaking tub, and separate shower. Enjoy quiet mornings or evening gatherings on the covered front porch overlooking the large yard. Conveniently located just minutes from I-20, Carrollton, Villa Rica, and Bremen, this home combines small-town charm with easy access to shopping, dining, schools, and everyday conveniences. Don't miss this sweet home in a growing area - it won't last long!

Key facts

• Covered front porch
• Soaking tub
• New flooring

Tags

• OPEN-CONCEPT LAYOUT
• NEW FLOORING
• COVERED FRONT PORCH
• LARGE YARD
• DOUBLE VANITIES
• SOAKING TUB

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable available; Phone available; Water available; Other electric service
• Home design: One-level home; Resale property; Fee simple ownership
• Construction: Built with cedar and wood siding; Metal roof; Block foundation
• Exterior features: Covered patio/porch; Back yard fencing; Other exterior features

Interior

• Kitchen: Stained cabinets; Dishwasher; Microwave
• Bedrooms: Three bedrooms on the main level; Primary suite located on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; High-speed internet available; Walk-in closets; Double-pane windows; No shared/common walls; Attic and other additional room types; Crawl space basement
• Laundry & utility: Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (31.3% below list).
• Recommended offer: $161k (31.3% 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.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buchanan Primary School (445 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 189 active listings in the ZIP; solid renter incomes; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y 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 $105k; list at $235k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,321 (31.3% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.69% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $390,119
• List price: $234,900
• Delta: -39.79%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 N Highway 113	0.56mi	3/2.0 (+1)	1,778 (+2%)	18mo	$389,000	$219	51
103 John Golden Rd	0.69mi	3/2.0 (+1)	1,850 (+6%)	12mo	$284,000	$154	43

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $115,211
• Equity at exit: $211,617

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $349,093
• Equity at exit: $456,359

Cash invested: $65,772 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-199

Break-even live

Break-even rent $1,865

Max offer price $199,803

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-13
   statusdays on marketlisting id $234,900 Pending 7 DOM
2. 2026-06-07
   statusdays on market $234,900 Under Contract 29 DOM
3. 2026-06-04
   statusdays on market $234,900 Active 28 DOM
4. 2026-06-03
   days on market $234,900 Price Change 27 DOM
5. 2026-06-02
   days on market $234,900 Price Change 26 DOM
6. 2026-06-02
   pricestatus $234,900 Price Change 25 DOM
7. 2026-06-01
   days on market $242,900 Active 25 DOM

   Show marketing remark (864 chars)

   Welcome home to this adorable 3 bedroom, 2 bathroom home nestled in the charming Draketown community of Temple, GA! Sitting on close to half an acre, this property offers the perfect blend of comfort, functionality, and peaceful country living. Step inside to an inviting open-concept layout featuring beautiful new flooring, spacious living areas, and a bright kitchen with ample cabinet space. The oversized primary suite includes a relaxing bathroom with double vanities, soaking tub, and separate shower. Enjoy quiet mornings or evening gatherings on the covered front porch overlooking the large yard. Conveniently located just minutes from I-20, Carrollton, Villa Rica, and Bremen, this home combines small-town charm with easy access to shopping, dining, schools, and everyday conveniences. Don't miss this sweet home in a growing area - it won't last long!

8. 2026-05-31
   days on market $242,900 Active 24 DOM
9. 2026-05-18
   price $242,900 864-char remark

   Show marketing remark (864 chars)

   Welcome home to this adorable 3 bedroom, 2 bathroom home nestled in the charming Draketown community of Temple, GA! Sitting on close to half an acre, this property offers the perfect blend of comfort, functionality, and peaceful country living. Step inside to an inviting open-concept layout featuring beautiful new flooring, spacious living areas, and a bright kitchen with ample cabinet space. The oversized primary suite includes a relaxing bathroom with double vanities, soaking tub, and separate shower. Enjoy quiet mornings or evening gatherings on the covered front porch overlooking the large yard. Conveniently located just minutes from I-20, Carrollton, Villa Rica, and Bremen, this home combines small-town charm with easy access to shopping, dining, schools, and everyday conveniences. Don't miss this sweet home in a growing area - it won't last long!

10. 2026-05-07
    listed $247,900 New 864-char remark

    Show marketing remark (864 chars)

    Welcome home to this adorable 3 bedroom, 2 bathroom home nestled in the charming Draketown community of Temple, GA! Sitting on close to half an acre, this property offers the perfect blend of comfort, functionality, and peaceful country living. Step inside to an inviting open-concept layout featuring beautiful new flooring, spacious living areas, and a bright kitchen with ample cabinet space. The oversized primary suite includes a relaxing bathroom with double vanities, soaking tub, and separate shower. Enjoy quiet mornings or evening gatherings on the covered front porch overlooking the large yard. Conveniently located just minutes from I-20, Carrollton, Villa Rica, and Bremen, this home combines small-town charm with easy access to shopping, dining, schools, and everyday conveniences. Don't miss this sweet home in a growing area - it won't last long!

11. 2025-08-03
    historical
12. 2025-08-03
    historical
13. 2025-04-11
    price $259,900
14. 2025-04-11
    price $259,900
15. 2025-04-03
    listed $269,900 Active
16. 2025-04-03
    listed $269,900 New
17. 2019-02-25
    soldstatus $105,000
18. 2016-12-09
    soldstatus $94,900 Sold
19. 2016-12-09
    soldstatus $94,900 Sold
20. 2016-10-24
    historical Pending
21. 2016-10-24
    status Under Contract
22. 2016-09-22
    listed $94,900 New
23. 2016-09-22
    listed $94,900 Active
24. 2016-07-16
    historical
25. 2016-04-06
    price $87,500
26. 2015-10-29
    historical
27. 2015-10-28
    listed $89,900 New
28. 2015-10-20
    price $91,500
29. 2015-08-24
    price $97,500
30. 2015-08-07
    listed $105,000 New
31. 2004-07-15
    soldstatus $94,500
32. 1997-07-09
    soldstatus $23,900
33. 1973-06-22
    soldstatus $12,000

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$440/yr (+$37/mo · 25.6%)

ⓘ 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 4/10 Moderate 23% 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: $19,359
• − Mortgage interest: −$13,158
• − Property taxes: −$1,721
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$6,833
• Taxable loss: −$6,626
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $-794/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 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 (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

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 · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

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

+1857.5% since first listed

29 events — show timeline

• 2026-06-12 Pending — FMLS
• 2026-06-05 Pending — GAMLS
• 2026-06-01 Price Changed $234,900 GAMLS
• 2026-05-22 Listed $234,900 FMLS
• 2026-05-18 Price Changed $242,900 GAMLS
• 2026-05-07 Listed $247,900 GAMLS
• 2025-08-03 Listing Removed — GAMLS
• 2025-08-03 Listing Removed — FMLS
• 2025-04-11 Price Changed $259,900 GAMLS
• 2025-04-11 Price Changed $259,900 FMLS
• 2025-04-03 Listed $269,900 GAMLS
• 2025-04-03 Listed $269,900 FMLS
• 2019-02-25 Sold (Public Records) $105,000 Public Records
• 2016-12-09 Sold (MLS) $94,900 GAMLS
• 2016-12-09 Sold (MLS) $94,900 FMLS
• 2016-10-24 Contingent — FMLS
• 2016-10-24 Pending — GAMLS
• 2016-09-22 Listed $94,900 GAMLS
• 2016-09-22 Listed $94,900 FMLS
• 2016-07-16 Listing Removed — GAMLS
• 2016-04-06 Price Changed $87,500 GAMLS
• 2015-10-29 Listing Removed — GAMLS
• 2015-10-28 Listed $89,900 GAMLS
• 2015-10-20 Price Changed $91,500 GAMLS
• 2015-08-24 Price Changed $97,500 GAMLS
• 2015-08-07 Listed $105,000 GAMLS
• 2004-07-15 Sold (Public Records) $94,500 Public Records
• 1997-07-09 Sold (Public Records) $23,900 Public Records
• 1973-06-22 Sold (Public Records) $12,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,721 · +49.2% YoY. Source: county tax records.