Jordan Plan · Temple, GA 30179

$241,990

3 bd · 2.5 ba · 1,415 sqft · Townhouse · 288 Days on market

Good condition

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0

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

• Open floor plans
• Shared spaces
• Garage

Tags

• OPEN FLOOR PLANS
• CONTEMPORARY FINISHES
• SHARED SPACES
• EASY ACCESS TO ATTRACTIONS

🏗️ New construction. The $241,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,181.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (23.4% below list).
• Recommended offer: $185k (23.4% below list) — sets the bar for 1% rule.

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: 191 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $25k of equity ($2k loan paydown + $24k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $185,330 (23.4% 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 288 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $235,181
• List price: $241,990
• Delta: 2.90%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Azalea Way #54	0.00mi	3/2.5	1,415 (0%)	1mo	$240,990	$170	99
117 Meadowview Dr	0.02mi	3/2.5	1,417 (+0%)	1mo	$229,990	$162	98
123 Meadowview Dr #15	0.02mi	3/2.5	1,415 (0%)	1mo	$231,990	$164	98
103 Meadowview Dr	0.04mi	3/2.5	1,415 (0%)	1mo	$233,990	$165	98
101 Meadowview Dr	0.05mi	3/2.5	1,417 (+0%)	2mo	$240,000	$169	96
503 Azalea Way	0.04mi	3/2.5	1,415 (0%)	6mo	$236,990	$167	93
501 Azalea Way	0.07mi	3/2.5	1,415 (0%)	6mo	$246,990	$175	92
507 Azalea Way #52	0.08mi	3/2.5	1,415 (0%)	6mo	$240,490	$170	91
245 Ivey Ter	0.07mi	3/2.5	1,417 (+0%)	11mo	$229,990	$162	87
241 Ivey Ter	0.07mi	3/2.5	1,417 (+0%)	11mo	$239,990	$169	87
249 Ivey Ter	0.08mi	3/2.5	1,417 (+0%)	11mo	$229,990	$162	87

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $117,848
• Equity at exit: $211,869

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $355,172
• Equity at exit: $456,904

Cash invested: $65,851 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,233
• Tax est. 1.5%: −$294 /mo · $3,528/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-161

Break-even live

Break-even rent $2,057

Max offer price $211,859

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-80	+0% $-161	+5% $-242	+10% $-324
Rent	-10% $-308	-5% $-234	+0% $-161	+5% $-88	+10% $-15
Rate	-1.0pp $-43	-0.5pp $-101	base $-161	+0.5pp $-222	+1.0pp $-284

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: $58,795
• Closing costs: $7,055
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Ali St Temple, GA	4.0	2.0	1608	$1,789	$1.11	0d	1	0.33mi
206 Randa Run Temple, GA	3.0	2.5	1600	$1,295	$0.81	17d	1	1.19mi
207 Randa Run Temple, GA	3.0	2.5	1600	$1,395	$0.87	46d	1	1.19mi
24 Country Pl Temple, GA	3.0	2.0	1248	$2,850	$2.28	45d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $241,990 Active 288 DOM
2. 2026-06-18
   days on market $241,990 Active 285 DOM
3. 2026-06-17
   pricedays on market $241,990 Active 284 DOM
4. 2026-06-09
   days on market $240,990 Active 283 DOM
5. 2026-06-08
   days on market $240,990 Active 282 DOM
6. 2026-06-07
   days on market $240,990 Active 281 DOM
7. 2026-06-04
   days on market $240,990 Active 278 DOM
8. 2026-06-03
   days on market $240,990 Active 277 DOM
9. 2026-06-02
   days on market $240,990 Active 276 DOM
10. 2026-06-01
    days on market $240,990 Active 275 DOM
11. 2026-05-31
    days on market $240,990 Active 274 DOM
12. 2026-02-23
    status 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!

13. 2026-02-23
    historical 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!

14. 2025-11-26
    price $240,990 503-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!

15. 2025-09-09
    price $236,990 503-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. 2025-08-31
    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!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,240
• − Mortgage interest: −$13,174
• − Property taxes: −$3,528
• − Insurance: −$1,176
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$6,842
• Taxable loss: −$6,038
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $-485/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 · 13 photos

Good 85/100 Cosmetic rehab

This townhouse is in excellent condition with a modern, open-concept layout and well-maintained exterior. It is ready for immediate occupancy and can be further enhanced with minor updates to the exterior and landscaping.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters.
• Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency. ↑

ⓘ 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: 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

+4.8% since first listed

5 events — show timeline

• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2025-11-26 Price Changed $240,990 Zillow
• 2025-09-09 Price Changed $236,990 Zillow
• 2025-08-31 Listed $229,990 Zillow