231 Spruell Creek Dr · Temple, GA 30179

$229,900

4 bd · 2.0 ba · 1,475 sqft · Other · 50 Days on market

Built 2026 2.45 ac lot

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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).

• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this spacious Clayton Home Marvel 4 Floor Plan with features stylish and open floor plan with features like bonus room, den, family room and kitchen island. The Marvel plan feature 4 bedroom and 2 baths with 1475 square feet located on large 2.45 acre lot for your enjoyment. This lovely home is located with close proximity to interstate access and privacy. If you are looking for large living space and acreage this home will be an excellent choice. Clayton Homes offer Home Warranty, Value and so much more and you get the value to grow and live in an area where you can have your private gathering on the large lot. Don't miss this opportunity to have affordable living and a price you can enjoy. Call today before this great property is gone and enjoy your best time to get this great home. I have included some stock photos to see the inside of the home while it is being placed on the lot.

Key facts

• Private gathering
• Interstate access
• Bonus room

Tags

• BONUS ROOM
• FAMILY ROOM
• KITCHEN ISLAND
• LARGE LOT
• INTERSTATE ACCESS
• PRIVATE GATHERING

Property features AI

Exterior

• Parking: Two total parking spaces; Driveway and level driveway; Parking pad; Kitchen-level parking access
• Utilities: Well water; Septic tank; Electric service (110 volts); Cable, electricity, and water available
• Home design: Double-wide mobile home; Single-level (one story); New construction; Builder: Clayton Homes
• Construction: Vinyl siding; Composition roof; Foundation: block and combination; Built as new construction by Clayton Homes
• Exterior features: Front porch, rear porch and deck; Accessible entrance, accessible hallway(s) and accessible full bath; Paved county road frontage

Interior

• Kitchen: Kitchen island; Eat-in kitchen with view to the family room; Dishwasher
• Bedrooms: Four bedrooms on the main level; Primary bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms on the main level; Primary bathroom with tub/shower combo and vaulted ceiling
• Heating & cooling: Central heating (electric, forced air); Central air conditioning; Ceiling fans
• Interior features: Beamed ceilings; Vaulted ceilings; Walk-in closets; Double-pane, insulated windows; No shared/common walls
• Laundry & utility: Laundry closet located in hall; Electric water heater

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,951.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (2.6% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.8% in Temple — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Sharp Creek Elementary School (math 34% / reading 34%, grade F, #554 of 1,228 statewide, top 46%, 554 students, 81% 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: 189 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).
• This rent runs 35% 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 $28k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($223k) 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $223,003 (3.0% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $257,951
• List price: $229,900
• Delta: -10.87%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $131,779
• Equity at exit: $232,383

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $395,224
• Equity at exit: $501,143

Cash invested: $72,226 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,869/yr
• Insurance: −$107
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-138

Break-even live

Break-even rent $2,415

Max offer price $237,916

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: $64,488
• Closing costs: $7,739
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Country Pl Temple, GA	3.0	2.0	1248	$2,850	$2.28	44d	1	1.00mi

Listing history 15 events

1. 2026-06-17
   status $229,900 Pending 50 DOM
2. 2026-06-17
   days on market $229,900 Active Under Contract 50 DOM
3. 2026-06-16
   days on market $229,900 Active Under Contract 49 DOM
4. 2026-06-15
   days on market $229,900 Active Under Contract 48 DOM
5. 2026-06-13
   days on market $229,900 Active Under Contract 46 DOM
6. 2026-06-09
   days on market $229,900 Active Under Contract 42 DOM
7. 2026-06-08
   days on market $229,900 Active Under Contract 41 DOM
8. 2026-06-07
   days on market $229,900 Active Under Contract 40 DOM
9. 2026-06-04
   days on market $229,900 Active Under Contract 37 DOM
10. 2026-06-03
    days on market $229,900 Active Under Contract 36 DOM
11. 2026-06-02
    days on market $229,900 Active Under Contract 35 DOM
12. 2026-06-01
    days on market $229,900 Active Under Contract 34 DOM
13. 2026-05-31
    days on market $229,900 Active Under Contract 33 DOM
14. 2026-04-26
    listed $229,900 New 905-char remark

    Show marketing remark (905 chars)

    Come see this spacious Clayton Home Marvel 4 Floor Plan with features stylish and open floor plan with features like bonus room, den, family room and kitchen island. The Marvel plan feature 4 bedroom and 2 baths with 1475 square feet located on large 2.45 acre lot for your enjoyment. This lovely home is located with close proximity to interstate access and privacy. If you are looking for large living space and acreage this home will be an excellent choice. Clayton Homes offer Home Warranty, Value and so much more and you get the value to grow and live in an area where you can have your private gathering on the large lot. Don't miss this opportunity to have affordable living and a price you can enjoy. Call today before this great property is gone and enjoy your best time to get this great home. I have included some stock photos to see the inside of the home while it is being placed on the lot.

15. 2026-04-26
    listed $229,900 Active 905-char remark

    Show marketing remark (905 chars)

    Come see this spacious Clayton Home Marvel 4 Floor Plan with features stylish and open floor plan with features like bonus room, den, family room and kitchen island. The Marvel plan feature 4 bedroom and 2 baths with 1475 square feet located on large 2.45 acre lot for your enjoyment. This lovely home is located with close proximity to interstate access and privacy. If you are looking for large living space and acreage this home will be an excellent choice. Clayton Homes offer Home Warranty, Value and so much more and you get the value to grow and live in an area where you can have your private gathering on the large lot. Don't miss this opportunity to have affordable living and a price you can enjoy. Call today before this great property is gone and enjoy your best time to get this great home. I have included some stock photos to see the inside of the home while it is being placed on the lot.

ⓘ 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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $26,877
• − Mortgage interest: −$14,449
• − Property taxes: −$3,869
• − Insurance: −$2,792
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$7,504
• Taxable loss: −$6,038
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $-212/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

• 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

5 events — show timeline

• 2026-06-17 Pending — FMLS
• 2026-05-21 Contingent — GAMLS
• 2026-05-21 Contingent — FMLS
• 2026-04-26 Listed $229,900 GAMLS
• 2026-04-26 Listed $229,900 FMLS

Property tax history

-3.9%/yr

Latest (2025): $100 · -1.1% YoY. Source: county tax records.