101 Brookcliff Ct · Temple, GA 30179

$285,000

4 bd · 3.0 ba · 1,676 sqft · SingleFamily public records · 15 Days on market

Built 2004 0.72 ac lot Est $302k · 6% under

---

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).

• Cash flow +12.5/30.0
• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated traditional split-level on a spacious cul-de-sac lot! Inside, you'll find fresh paint throughout, along with 3 bedrooms and 2 full baths on the main level, including a primary suite with a double vanity en-suite. The lower level features a large private room with its own full bath-perfect for guests, a teen suite, or home office; plus a fun custom ball pit that adds a unique touch. Enjoy the newly replaced front porch, flat driveway, and plenty of outdoor space. You'll also love the extra storage and unfinished basement area ready for your future plans. This home offers space, updates, and versatility all in one. You don't want to miss it!

Key facts

• Cul-de-sac lot
• Primary suite
• Large private room

Tags

• CUL-DE-SAC LOT
• PRIMARY SUITE
• DOUBLE VANITY EN-SUITE
• LARGE PRIVATE ROOM
• FULL BATH
• CUSTOM BALL PIT

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Level driveway; Open parking available
• Utilities: Public water; Septic tank sewer
• Home design: Two-level home; Resale property; Stone and vinyl siding exterior; Composition roof
• Construction: Stone and vinyl siding construction; Composition roof; Finished daylight basement (full)
• Exterior features: Deck; Front porch; Storage shed(s)

Interior

• Kitchen: Eat-in kitchen; Pantry; Electric oven and electric range; Dishwasher
• Bedrooms: Master on main; Split bedroom plan; Three main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms total; Two full baths on main level; One full bath in lower level; Master bath with double vanity and separate tub/shower
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High 9-ft ceilings on main level; Tray ceilings; Walk-in closets; Double vanity in baths; Stone fireplace in family room; Finished daylight basement with full bath
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (20.5% below list).
• Recommended offer: $227k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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; 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).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $168k; list at $285k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $226,506 (20.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $301,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Brookcliff Ct	0.00mi	4/3.0	1,676 (0%)	1mo	$290,000	$173	99
242 Meadow Spring Dr	0.15mi	3/2.5 (-1)	1,594 (-5%)	12mo	$274,000	$172	68
142 Baskin Rd	0.44mi	3/2.0 (-1)	1,665 (-1%)	3mo	$250,900	$151	67
195 W Fork Way	0.21mi	3/2.0 (-1)	1,584 (-6%)	13mo	$289,900	$183	61
67 Baskin Rd	0.53mi	4/2.0	1,672 (-0%)	14mo	$260,000	$156	59
67 Baskin Rd #4	0.53mi	4/2.0	1,672 (-0%)	14mo	$260,000	$156	59
189 Meadow Spring Dr	0.10mi	3/2.0 (-1)	1,892 (+13%)	9mo	$270,000	$143	57
170 Baskin Rd	0.41mi	3/2.0 (-1)	1,495 (-11%)	4mo	$285,000	$191	50
191 Meadow Spring Ln	0.45mi	3/2.0 (-1)	1,432 (-15%)	2mo	$275,000	$192	44
44 Meadow Spring Ln	0.49mi	3/2.0 (-1)	1,424 (-15%)	1mo	$295,000	$207	42
93 Oakdale Way	0.58mi	3/2.5 (-1)	1,920 (+15%)	8mo	$345,000	$180	35
2606 Mcgarity Rd	0.67mi	3/2.0 (-1)	1,438 (-14%)	10mo	$270,000	$188	28

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: 23.8%
• Equity multiple: 2.91×
• Total profit: $152,370
• Equity at exit: $256,751

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $450,806
• Equity at exit: $553,692

Cash invested: $79,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$220 /mo · $2,640/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-44

Break-even live

Break-even rent $2,321

Max offer price $277,236

Occupancy floor 97%

Sensitivity live

Price	-10% $117	-5% $37	+0% $-44	+5% $-125	+10% $-205
Rent	-10% $-223	-5% $-133	+0% $-44	+5% $46	+10% $135
Rate	-1.0pp $100	-0.5pp $29	base $-44	+0.5pp $-118	+1.0pp $-193

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: $71,250
• Closing costs: $8,550
• 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	26d	1	0.32mi
39 Dane Ln Temple, GA	3.0	2.0	1258	$1,829	$1.45	3d	1	1.21mi

Listing history 49 events

1. 2026-05-02
   status Pending
2. 2026-04-22
   historical Active Under Contract

   Show marketing remark (685 chars)

   Welcome to this beautifully updated traditional split-level on a spacious cul-de-sac lot! Inside, you'll find fresh paint throughout, along with 3 bedrooms and 2 full baths on the main level, including a primary suite with a double vanity en-suite. The lower level features a large private room with its own full bath-perfect for guests, a teen suite, or home office; plus a fun custom ball pit that adds a unique touch. Enjoy the newly replaced front porch, flat driveway, and plenty of outdoor space. You'll also love the extra storage and unfinished basement area ready for your future plans. This home offers space, updates, and versatility all in one. You don't want to miss it!

3. 2026-04-22
   status Under Contract 685-char remark

   Show marketing remark (685 chars)

   Welcome to this beautifully updated traditional split-level on a spacious cul-de-sac lot! Inside, you'll find fresh paint throughout, along with 3 bedrooms and 2 full baths on the main level, including a primary suite with a double vanity en-suite. The lower level features a large private room with its own full bath-perfect for guests, a teen suite, or home office; plus a fun custom ball pit that adds a unique touch. Enjoy the newly replaced front porch, flat driveway, and plenty of outdoor space. You'll also love the extra storage and unfinished basement area ready for your future plans. This home offers space, updates, and versatility all in one. You don't want to miss it!

4. 2026-04-15
   listed $285,000 Active

   Show marketing remark (685 chars)

   Welcome to this beautifully updated traditional split-level on a spacious cul-de-sac lot! Inside, you'll find fresh paint throughout, along with 3 bedrooms and 2 full baths on the main level, including a primary suite with a double vanity en-suite. The lower level features a large private room with its own full bath-perfect for guests, a teen suite, or home office; plus a fun custom ball pit that adds a unique touch. Enjoy the newly replaced front porch, flat driveway, and plenty of outdoor space. You'll also love the extra storage and unfinished basement area ready for your future plans. This home offers space, updates, and versatility all in one. You don't want to miss it!

5. 2026-04-15
   listed $285,000 New 685-char remark

   Show marketing remark (685 chars)

   Welcome to this beautifully updated traditional split-level on a spacious cul-de-sac lot! Inside, you'll find fresh paint throughout, along with 3 bedrooms and 2 full baths on the main level, including a primary suite with a double vanity en-suite. The lower level features a large private room with its own full bath-perfect for guests, a teen suite, or home office; plus a fun custom ball pit that adds a unique touch. Enjoy the newly replaced front porch, flat driveway, and plenty of outdoor space. You'll also love the extra storage and unfinished basement area ready for your future plans. This home offers space, updates, and versatility all in one. You don't want to miss it!

6. 2019-05-13
   soldstatus $168,500 Closed 325-char remark

   Show marketing remark (325 chars)

   Plenty of space to be found in this 4 bd 3 ba split bedroom home that features a Living room with fireplace, kitchen with stainless appliances and separate dining, tile baths and master with double vanity, separate shower and jetted tub. Maintenance free vinyl siding with stone accents, 2 car garage on private culdesac lot.

7. 2019-05-13
   soldstatus $168,500 Sold

   Show marketing remark (325 chars)

   Plenty of space to be found in this 4 bd 3 ba split bedroom home that features a Living room with fireplace, kitchen with stainless appliances and separate dining, tile baths and master with double vanity, separate shower and jetted tub. Maintenance free vinyl siding with stone accents, 2 car garage on private culdesac lot.

8. 2019-05-13
   soldstatus $168,500

   Show marketing remark (325 chars)

   Plenty of space to be found in this 4 bd 3 ba split bedroom home that features a Living room with fireplace, kitchen with stainless appliances and separate dining, tile baths and master with double vanity, separate shower and jetted tub. Maintenance free vinyl siding with stone accents, 2 car garage on private culdesac lot.

9. 2019-04-12
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Plenty of space to be found in this 4 bd 3 ba split bedroom home that features a Living room with fireplace, kitchen with stainless appliances and separate dining, tile baths and master with double vanity, separate shower and jetted tub. Maintenance free vinyl siding with stone accents, 2 car garage on private culdesac lot.

10. 2019-04-12
    status Under Contract

    Show marketing remark (325 chars)

    Plenty of space to be found in this 4 bd 3 ba split bedroom home that features a Living room with fireplace, kitchen with stainless appliances and separate dining, tile baths and master with double vanity, separate shower and jetted tub. Maintenance free vinyl siding with stone accents, 2 car garage on private culdesac lot.

11. 2019-04-09
    listed $169,900 Active 325-char remark

    Show marketing remark (325 chars)

    Plenty of space to be found in this 4 bd 3 ba split bedroom home that features a Living room with fireplace, kitchen with stainless appliances and separate dining, tile baths and master with double vanity, separate shower and jetted tub. Maintenance free vinyl siding with stone accents, 2 car garage on private culdesac lot.

12. 2019-04-08
    listed $169,900 New
13. 2016-11-03
    price $126,900
14. 2015-08-12
    price $126,900
15. 2015-07-30
    soldstatus $127,900
16. 2015-07-27
    soldstatus $127,900 Sold
17. 2015-07-27
    soldstatus $127,900 Sold
18. 2015-05-15
    status Under Contract
19. 2015-05-15
    historical Contingent - Due Diligence
20. 2015-05-13
    status Pending Offer Approval
21. 2015-05-13
    status Pending Offer Approval
22. 2015-05-13
    price $127,900
23. 2015-05-05
    price $126,900
24. 2015-05-05
    price $127,900
25. 2015-05-05
    price $126,900
26. 2015-04-20
    price $129,900
27. 2015-04-20
    price $129,900
28. 2015-04-10
    price $132,500
29. 2015-04-10
    price $132,500
30. 2015-03-19
    listed $132,800 New
31. 2015-03-19
    listed $132,800 Active
32. 2015-01-30
    price $80,000
33. 2015-01-13
    price $80,000
34. 2015-01-13
    historical
35. 2015-01-09
    soldstatus $80,000 Sold
36. 2015-01-09
    price $84,900
37. 2015-01-09
    soldstatus $80,000 Sold
38. 2015-01-08
    status Under Contract
39. 2015-01-06
    historical Pending
40. 2014-12-18
    price $84,900
41. 2014-12-18
    historical
42. 2014-12-18
    historical
43. 2014-12-02
    price $84,900
44. 2014-12-01
    price $84,900
45. 2014-10-31
    price $90,000
46. 2014-10-31
    price $90,000
47. 2014-09-23
    listed $99,900 Active
48. 2014-09-19
    listed $99,900 New
49. 2005-06-20
    soldstatus $141,000

ⓘ 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: $2,640 · $220/mo
• Projected year-2 tax: $2,640 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $27,181
• − Mortgage interest: −$15,964
• − Property taxes: −$2,640
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$8,291
• Taxable loss: −$5,489
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $790/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

+102.1% since first listed

49 events — show timeline

• 2026-05-02 Pending — FMLS
• 2026-04-22 Contingent — FMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-15 Listed $285,000 GAMLS
• 2026-04-15 Listed $285,000 FMLS
• 2019-05-13 Sold (Public Records) $168,500 Public Records
• 2019-05-13 Sold (MLS) $168,500 GAMLS
• 2019-05-13 Sold (MLS) $168,500 FMLS
• 2019-04-12 Pending — FMLS
• 2019-04-12 Pending — GAMLS
• 2019-04-09 Listed $169,900 FMLS
• 2019-04-08 Listed $169,900 GAMLS
• 2016-11-03 Price Changed $126,900 FMLS
• 2015-08-12 Price Changed $126,900 GAMLS
• 2015-07-30 Sold (Public Records) $127,900 Public Records
• 2015-07-27 Sold (MLS) $127,900 GAMLS
• 2015-07-27 Sold (MLS) $127,900 FMLS
• 2015-05-15 Pending — GAMLS
• 2015-05-15 Contingent — FMLS
• 2015-05-13 Pending — GAMLS
• 2015-05-13 Pending — FMLS
• 2015-05-13 Price Changed $127,900 GAMLS
• 2015-05-05 Price Changed $126,900 GAMLS
• 2015-05-05 Price Changed $126,900 FMLS
• 2015-05-05 Price Changed $127,900 FMLS
• 2015-04-20 Price Changed $129,900 GAMLS
• 2015-04-20 Price Changed $129,900 FMLS
• 2015-04-10 Price Changed $132,500 GAMLS
• 2015-04-10 Price Changed $132,500 FMLS
• 2015-03-19 Listed $132,800 GAMLS
• 2015-03-19 Listed $132,800 FMLS
• 2015-01-30 Price Changed $80,000 GAMLS
• 2015-01-13 Price Changed $80,000 FMLS
• 2015-01-13 Listing Removed — FMLS
• 2015-01-09 Sold (MLS) $80,000 GAMLS
• 2015-01-09 Sold (MLS) $80,000 FMLS
• 2015-01-09 Price Changed $84,900 FMLS
• 2015-01-08 Pending — GAMLS
• 2015-01-06 Contingent — FMLS
• 2014-12-18 Listing Removed — GAMLS
• 2014-12-18 Price Changed $84,900 GAMLS
• 2014-12-18 Listing Removed — FMLS
• 2014-12-02 Price Changed $84,900 GAMLS
• 2014-12-01 Price Changed $84,900 FMLS
• 2014-10-31 Price Changed $90,000 GAMLS
• 2014-10-31 Price Changed $90,000 FMLS
• 2014-09-23 Listed $99,900 FMLS
• 2014-09-19 Listed $99,900 GAMLS
• 2005-06-20 Sold (Public Records) $141,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,640 · +0.5% YoY. Source: county tax records.