121 Meadowview Dr · Temple, GA 30179

$229,990

3 bd · 2.5 ba · 1,417 sqft · Townhouse · 96 Days on market

Built 2025 Poor condition 2,178 sqft lot $100/mo HOA · 5% of rent ↓ 5% since listing

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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).

• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

Key facts

• Plenty of storage
• Primary suite
• Loft area

Tags

• OPEN-CONCEPT LAYOUT
• PRIMARY SUITE
• LOFT AREA
• GENEROUS LAUNDRY ROOM
• PLENTY OF STORAGE
• SLEEK KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-71 ($-848/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.9% below list).
• Recommended offer: $205k (10.9% 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: schools D-, 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.
• Market conditions: 189 active listings in the ZIP; 2 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 32% 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 $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 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: major wind risk, 27% 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 $204,902 (10.9% 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 96 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $120,849
• Equity at exit: $207,193

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $359,605
• Equity at exit: $446,820

Cash invested: $64,397 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$100
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-71

Break-even live

Break-even rent $2,138

Max offer price $219,762

Occupancy floor 98%

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: $57,498
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	24d	1	0.50mi
39 Dane Ln Temple, GA	3.0	2.0	1258	$1,829	$1.45	2d	1	1.20mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 18 events

1. 2026-06-18
   days on market $229,990 Active 96 DOM
2. 2026-06-17
   days on market $229,990 Active 95 DOM
3. 2026-06-16
   days on market $229,990 Active 94 DOM
4. 2026-06-15
   days on market $229,990 Active 93 DOM
5. 2026-06-13
   days on market $229,990 Active 91 DOM
6. 2026-06-13
   days on market $229,990 Active 90 DOM
7. 2026-06-09
   days on market $229,990 Active 87 DOM
8. 2026-06-08
   days on market $229,990 Active 86 DOM
9. 2026-06-07
   days on market $229,990 Active 85 DOM
10. 2026-06-04
    days on market $229,990 Active 82 DOM
11. 2026-06-03
    days on market $229,990 Active 81 DOM
12. 2026-06-02
    days on market $229,990 Active 80 DOM
13. 2026-06-01
    days on market $229,990 Active 79 DOM
14. 2026-05-31
    days on market $229,990 Active 78 DOM
15. 2026-05-14
    listed $229,990 Active 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

16. 2026-04-11
    listed $229,990 New 644-char remark

    Show marketing remark (644 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home! Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

17. 2026-04-09
    price $229,990
18. 2026-03-13
    listed $241,490 Active

ⓘ 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 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: $24,588
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$1,200
• − Depreciation: −$6,691
• Taxable loss: −$4,719
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $284/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 · 1 photo

Poor 20/100 Extensive rehab

This townhouse requires extensive repairs and landscaping to be move-in ready. Immediate focus should be on the exposed concrete foundation and driveway, followed by interior updates and landscaping to increase its value.

Repairs flagged

• Major Exposed concrete foundation — Needs to be covered with landscaping
• Major Exposed concrete driveway — Needs to be covered with concrete or asphalt

Value-add opportunities

• Both Landscaping and driveway paving — Enhances curb appeal and usability
• Both Interior painting — Improves aesthetics and value
• Both Kitchen and bathroom updates — Modernizes spaces and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed concrete foundation · Needs to be covered with landscaping	Major	$15,000–50,000
Exposed concrete driveway · Needs to be covered with concrete or asphalt	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and driveway paving — Enhances curb appeal and usability ↑
• Both Interior painting — Improves aesthetics and value ↑
• Both Kitchen and bathroom updates — Modernizes spaces 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: 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

-4.8% since first listed

4 events — show timeline

• 2026-05-14 Listed $229,990 Zillow
• 2026-04-11 Listed $229,990 GAMLS
• 2026-04-09 Price Changed $229,990 FMLS
• 2026-03-13 Listed $241,490 FMLS