1911 School House Ln · Temple, GA 30179

$229,000

2 bd · 2.0 ba · 1,560 sqft · Townhouse public records · 1 Days on market

Built 2007 3,484 sqft lot $147/sqft · 14% below area Est $265k · 14% under $54/mo HOA · 3% of rent ↓ 15% since listing

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Why this score? — see what drove the C- 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 +13.6/15.0
• Cash flow +11.4/30.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Welcome home to this charming and spacious 3-bedroom, 2-bath townhome, all conveniently situated on one level. Ideally located just minutes from downtown Temple, this move-in-ready corner unit offers comfort, convenience, and low-maintenance living. Step inside to find a bright and inviting living room featuring vaulted ceilings and an open, airy feel. The cozy sunroom provides the perfect space to relax, enjoy your morning coffee, or create a home office. The thoughtfully designed floor plan includes generous walk-in closets and well-appointed bathrooms with granite countertops. Recent updates include new carpet throughout, a new water heater, and a new garage door, giving you peace of min

Key facts

• $54 HOA
• Garage
• Built 2007

Property features AI

Finance

• HOA & community: Community association with $650 periodic fee; HOA covers structure and grounds maintenance

Exterior

• Parking: Garage with garage door opener; Off-street parking; Kitchen-level parking access
• Utilities: Public water; Public sewer (sewer connected); Electricity available; High-speed internet available; Cable available
• Home design: Residential townhouse (Garden/Patio home); One level; Resale property
• Construction: Built in 2007; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio; Porch; Corner lot; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Split bedroom plan; Vaulted ceilings; Walk-in closet(s); Accessible entrance; Accessible full bath; Accessible hallway(s); Accessible kitchen; Dining room / living room combo; Family room; Sun room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-80 ($-960/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (27.0% below list).
• Recommended offer: $167k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Temple — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 190 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $46k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $167,187 (27.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $264,975
• List price: $229,000
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 School House Ln	0.00mi	3/2.0 (+1)	1,560 (0%)	0mo	$234,000	$150	95
1927 School House Ln	0.05mi	3/2.5 (+1)	1,490 (-4%)	19mo	$279,900	$188	68
111 Meadowview Dr	0.23mi	3/2.5 (+1)	1,415 (-9%)	9mo	$246,000	$174	60

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: 23.2%
• Equity multiple: 2.86×
• Total profit: $119,538
• Equity at exit: $206,301

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $355,854
• Equity at exit: $444,897

Cash invested: $64,120 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$95
• HOA: −$54
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-80

Break-even live

Break-even rent $1,773

Max offer price $214,868

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-15	+0% $-80	+5% $-145	+10% $-210
Rent	-10% $-212	-5% $-146	+0% $-80	+5% $-14	+10% $52
Rate	-1.0pp $35	-0.5pp $-22	base $-80	+0.5pp $-139	+1.0pp $-200

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Randa Run Temple, GA	3.0	2.5	1600	$1,295	$0.81	16d	1	0.56mi
207 Randa Run Temple, GA	3.0	2.5	1600	$1,395	$0.87	45d	1	0.58mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	13d	1	0.60mi
425 Hannah Dr Temple, GA	3.0	2.0	1275	$1,645	$1.29	21d	1	0.73mi
241 Amy Blvd Temple, GA	3.0	2.0	1819	$1,729	$0.95	44d	1	0.79mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	20d	1	1.21mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	44d	1	1.24mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: water

Listing history 10 events

1. 2026-06-04
   statusdays on market $229,000 Under Contract 1 DOM
2. 2026-06-03
   days on market $229,000 Coming Soon 3 DOM
3. 2026-06-02
   days on market $229,000 Coming Soon 2 DOM
4. 2026-06-01
   pricestatusdays on marketlisting id $229,000 Coming Soon 1 DOM
5. 2026-05-08
   price $225,900 1092-char remark
6. 2026-05-08
   price $225,900 1089-char remark
7. 2026-04-25
   price $264,900 1092-char remark
8. 2026-04-25
   price $264,900 1089-char remark
9. 2026-04-06
   listed $274,900 New 1089-char remark
10. 2026-04-06
    listed $274,900 Active 1092-char remark

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,501/yr (+$125/mo · 247.9%)

ⓘ 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 6/10 Major 27% 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: $20,062
• − Mortgage interest: −$12,828
• − Property taxes: −$606
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$648
• − Depreciation: −$6,662
• Taxable loss: −$5,035
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $249/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

-14.9% since first listed

11 events — show timeline

• 2026-06-17 Sold (MLS) $234,000 GAMLS
• 2026-06-03 Pending — GAMLS
• 2026-05-31 Coming Soon $229,000 GAMLS
• 2026-05-29 Listing Removed — FMLS
• 2026-05-28 Listing Removed — GAMLS
• 2026-05-08 Price Changed $225,900 FMLS
• 2026-05-08 Price Changed $225,900 GAMLS
• 2026-04-25 Price Changed $264,900 FMLS
• 2026-04-25 Price Changed $264,900 GAMLS
• 2026-04-06 Listed $274,900 GAMLS
• 2026-04-06 Listed $274,900 FMLS

Property tax history

-5.7%/yr

Latest (2025): $606 · -0.3% YoY. Source: county tax records.