1035 Goldin Rd · Temple, GA 30179

$89,000

3 bd · 2.0 ba · 1,755 sqft · Manufactured public records · 195 Days on market

Built 1990 5.00 ac lot $51/sqft · 75% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

The current mobile home can either be moved, renovated or replaced located on this large 5 acre lot. If your looking for a good place to build your home then check this property out. Current status of the mobile home on the property is most likely uninhabitable in it's current condition and property is being Sold in AS- IS condition. This is a great opportunity to pick up acreage in a good area and some lovely homes have also been constructed in this area as well.

Key facts

• Large 5 acre lot
• 5 acre lot
• 2 parking spots

Tags

• LARGE 5 ACRE LOT
• ACREAGE IN A GOOD AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 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; 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 $10k of equity ($615 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.02% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.71%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $350,360
• List price: $89,000
• Delta: -74.60%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.0%
• Equity multiple: 5.05×
• Total profit: $101,004
• Equity at exit: $80,178

10-year hold

• IRR: 48.5%
• Equity multiple: 11.28×
• Total profit: $256,168
• Equity at exit: $172,907

Cash invested: $24,920 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $825

Break-even live

Break-even rent $751

Max offer price $89,000

Occupancy floor 49%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,000 Active 195 DOM
2. 2026-06-17
   days on market $89,000 Active 194 DOM
3. 2026-06-16
   days on market $89,000 Active 193 DOM
4. 2026-06-15
   days on market $89,000 Active 192 DOM
5. 2026-06-13
   days on market $89,000 Active 190 DOM
6. 2026-06-13
   days on market $89,000 Active 189 DOM
7. 2026-06-09
   days on market $89,000 Active 186 DOM
8. 2026-06-08
   days on market $89,000 Active 185 DOM
9. 2026-06-07
   days on market $89,000 Active 184 DOM
10. 2026-06-04
    pricedays on market $89,000 Active 181 DOM
11. 2026-06-03
    days on market $99,000 Active 180 DOM
12. 2026-06-02
    days on market $99,000 Active 179 DOM
13. 2026-06-01
    days on market $99,000 Active 178 DOM
14. 2026-05-31
    days on market $99,000 Active 177 DOM
15. 2025-12-03
    listed $99,000 New 468-char remark

    Show marketing remark (468 chars)

    The current mobile home can either be moved, renovated or replaced located on this large 5 acre lot. If your looking for a good place to build your home then check this property out. Current status of the mobile home on the property is most likely uninhabitable in it's current condition and property is being Sold in AS- IS condition. This is a great opportunity to pick up acreage in a good area and some lovely homes have also been constructed in this area as well.

16. 2025-12-03
    listed $99,000 Active 468-char remark

    Show marketing remark (468 chars)

    The current mobile home can either be moved, renovated or replaced located on this large 5 acre lot. If your looking for a good place to build your home then check this property out. Current status of the mobile home on the property is most likely uninhabitable in it's current condition and property is being Sold in AS- IS condition. This is a great opportunity to pick up acreage in a good area and some lovely homes have also been constructed in this area as well.

17. 2019-04-16
    historical
18. 2018-10-14
    listed $54,000 New
19. 2018-09-15
    historical
20. 2018-03-14
    listed $65,000 New

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 4/10 Moderate 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: $21,541
• − Mortgage interest: −$4,985
• − Property taxes: −$1,077
• − Insurance: −$445
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$2,589
• Taxable income: $8,998
• Est. tax owed @ 24.0%: −$2,160
• After-tax cash flow: $7,735/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

+52.3% since first listed

6 events — show timeline

• 2025-12-03 Listed $99,000 FMLS
• 2025-12-03 Listed $99,000 GAMLS
• 2019-04-16 Listing Removed — GAMLS
• 2018-10-14 Listed $54,000 GAMLS
• 2018-09-15 Listing Removed — GAMLS
• 2018-03-14 Listed $65,000 GAMLS

Property tax history

+8.4%/yr

Latest (2025): $1,077 · +3.7% YoY. Source: county tax records.