113 Meadowview Dr · Temple, GA 30179

$242,990

3 bd · 2.5 ba · 1,415 sqft · Townhouse · 79 Days on market

Built 2024 Excellent condition 3,049 sqft lot $172/sqft · at area comps Est $240k · at est. $100/mo HOA · 6% of rent

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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
• Cash flow +7.0/30.0
• ARV discount +6.9/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Step into your Luxury Townhome! Don't Miss Out! Monthly Payments are Lower Than the Going Market for Rent! B USDA Approved! Convenience is key at Azalea Hills--- located one mile off of I-20, and 30 minutes from Sweetwater Creek, Arbor Place Mall, and Six Flags! Azalea Hills is designed to meet the needs of your modern-day lifestyle. Each townhome boasts a modern, open-concept layout on the first floor-- ideal for relaxing and entertaining family & friends. These 3bdrm / 2.5 bath townhomes showcase standard features, including two primary-suite walk-in closets, deluxe vessel-sink basins, premium cupwash stations, LED smart mirrors, Smart ceiling fans, a Recessed fireplace, and a smart toilet with a bidet! And Much More! Come tour Azalea Homes and discover our commitment to delivering luxury at no extra cost! Welcome to Azalea Hills! Disclosure: Pricing and incentives are with the preferred lender only and are subject to change without notice. Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

Key facts

• Led smart mirrors
• Recessed fireplace
• Smart ceiling fans

Tags

• OPEN-CONCEPT LAYOUT
• DELUXE VESSEL-SINK BASINS
• PREMIUM CUPWASH STATIONS
• LED SMART MIRRORS
• SMART CEILING FANS
• RECESSED FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $243k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (25.8% below list).
• Recommended offer: $180k (25.8% 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: 190 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; 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 $180,283 (25.8% 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 79 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 11.2

CMA / ARV

• ARV (median comp): $239,990
• List price: $242,990
• Delta: 1.25%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Meadowview Dr	0.00mi	3/2.5	1,417 (+0%)	1mo	$239,990	$169	99
509 Azalea Way #53	0.00mi	3/2.5	1,415 (0%)	4mo	$239,990	$170	97
515 Azalea Way #56	0.00mi	3/2.5	1,415 (0%)	6mo	$245,490	$173	95

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $109,816
• Equity at exit: $218,905

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $341,349
• Equity at exit: $472,076

Cash invested: $68,037 (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: 190
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$100
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-355

Break-even live

Break-even rent $2,252

Max offer price $191,619

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-271	+0% $-355	+5% $-439	+10% $-523
Rent	-10% $-497	-5% $-426	+0% $-355	+5% $-284	+10% $-213
Rate	-1.0pp $-233	-0.5pp $-293	base $-355	+0.5pp $-418	+1.0pp $-482

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: $60,748
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Governor Ln Temple, GA	3.0	2.0	1565	$1,600	$1.02	45d	1	1.07mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-21
   days on market $242,990 Active 79 DOM
2. 2026-06-18
   days on market $242,990 Active 76 DOM
3. 2026-06-17
   days on market $242,990 Active 75 DOM
4. 2026-06-16
   days on market $242,990 Active 74 DOM
5. 2026-06-15
   days on market $242,990 Active 73 DOM
6. 2026-06-13
   days on market $242,990 Active 71 DOM
7. 2026-06-09
   days on market $242,990 Active 67 DOM
8. 2026-06-08
   days on market $242,990 Active 66 DOM
9. 2026-06-07
   days on market $242,990 Active 65 DOM
10. 2026-06-04
    pricestatusdays on market $242,990 Active 62 DOM
11. 2026-05-14
    status Pending 1103-char remark

    Show marketing remark (1103 chars)

    Step into your Luxury Townhome! Don't Miss Out! Monthly Payments are Lower Than the Going Market for Rent! B USDA Approved! Convenience is key at Azalea Hills--- located one mile off of I-20, and 30 minutes from Sweetwater Creek, Arbor Place Mall, and Six Flags! Azalea Hills is designed to meet the needs of your modern-day lifestyle. Each townhome boasts a modern, open-concept layout on the first floor-- ideal for relaxing and entertaining family & friends. These 3bdrm / 2.5 bath townhomes showcase standard features, including two primary-suite walk-in closets, deluxe vessel-sink basins, premium cupwash stations, LED smart mirrors, Smart ceiling fans, a Recessed fireplace, and a smart toilet with a bidet! And Much More! Come tour Azalea Homes and discover our commitment to delivering luxury at no extra cost! Welcome to Azalea Hills! Disclosure: Pricing and incentives are with the preferred lender only and are subject to change without notice. Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

12. 2026-05-13
    status Under Contract 1177-char remark

    Show marketing remark (1177 chars)

    Azalea Hills is thoughtfully designed to complement today's modern lifestyle, offering both comfort and style in every detail. The Jordan townhome features a contemporary open-concept layout on the main level, ideal for both everyday living and entertaining. This well-appointed 3-bedroom, 2.5-bath home includes a spacious family room, a sleek and functional kitchen, and a seamless flow throughout the main living areas. Designer finishes elevate the home, including vessel basin sinks, premium cupwash stations, LED smart mirrors, smart ceiling fans, a recessed fireplace, and a smart toilet with bidet. The primary suite offers dual walk-in closets, providing ample storage and convenience. Upstairs, you'll find a private primary retreat, two additional bedrooms, a versatile loft space, and a generously sized laundry room. Additional storage throughout the home and a one-car garage add to the overall functionality. Experience elevated townhome living at Azalea Hills, where thoughtful design meets modern convenience. Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

13. 2026-03-14
    listed $239,990 Active 1103-char remark

    Show marketing remark (1103 chars)

    Step into your Luxury Townhome! Don't Miss Out! Monthly Payments are Lower Than the Going Market for Rent! B USDA Approved! Convenience is key at Azalea Hills--- located one mile off of I-20, and 30 minutes from Sweetwater Creek, Arbor Place Mall, and Six Flags! Azalea Hills is designed to meet the needs of your modern-day lifestyle. Each townhome boasts a modern, open-concept layout on the first floor-- ideal for relaxing and entertaining family & friends. These 3bdrm / 2.5 bath townhomes showcase standard features, including two primary-suite walk-in closets, deluxe vessel-sink basins, premium cupwash stations, LED smart mirrors, Smart ceiling fans, a Recessed fireplace, and a smart toilet with a bidet! And Much More! Come tour Azalea Homes and discover our commitment to delivering luxury at no extra cost! Welcome to Azalea Hills! Disclosure: Pricing and incentives are with the preferred lender only and are subject to change without notice. Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

14. 2025-07-07
    listed $239,990 New 1177-char remark

    Show marketing remark (1177 chars)

    Azalea Hills is thoughtfully designed to complement today's modern lifestyle, offering both comfort and style in every detail. The Jordan townhome features a contemporary open-concept layout on the main level, ideal for both everyday living and entertaining. This well-appointed 3-bedroom, 2.5-bath home includes a spacious family room, a sleek and functional kitchen, and a seamless flow throughout the main living areas. Designer finishes elevate the home, including vessel basin sinks, premium cupwash stations, LED smart mirrors, smart ceiling fans, a recessed fireplace, and a smart toilet with bidet. The primary suite offers dual walk-in closets, providing ample storage and convenience. Upstairs, you'll find a private primary retreat, two additional bedrooms, a versatile loft space, and a generously sized laundry room. Additional storage throughout the home and a one-car garage add to the overall functionality. Experience elevated townhome living at Azalea Hills, where thoughtful design meets modern convenience. Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

ⓘ 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 5/10 Major
• 🌡 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: $21,634
• − Mortgage interest: −$13,611
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$1,200
• − Depreciation: −$7,069
• Taxable loss: −$8,567
• Est. tax savings @ 24.0%: +$2,056
• After-tax cash flow: $-2,204/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern townhome in Azalea Hills is move-in ready with excellent condition and a great location.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability
• Both smart home security system — enhances safety and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑
• Both smart home security system — enhances safety and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

4 events — show timeline

• 2026-05-14 Pending — FMLS
• 2026-05-13 Pending — GAMLS
• 2026-03-14 Listed $239,990 FMLS
• 2025-07-07 Listed $239,990 GAMLS