51 W Hickory Level Rd · Temple, GA 30179

$186,000

4 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 89 Days on market

Built 2001 0.74 ac lot $132/sqft · 25% below area Est $247k · 25% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• 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

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.74 acre lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $175k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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.
• Market conditions: 190 active listings in the ZIP; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $174,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.08% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $247,254
• List price: $186,000
• Delta: -24.77%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 3.38×
• Total profit: $123,932
• Equity at exit: $167,564

10-year hold

• IRR: 26.2%
• Equity multiple: 7.67×
• Total profit: $347,162
• Equity at exit: $361,357

Cash invested: $52,080 (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: 190
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,015 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $355

Break-even live

Break-even rent $1,565

Max offer price $186,000

Occupancy floor 77%

Sensitivity live

Price	-10% $461	-5% $408	+0% $355	+5% $303	+10% $250
Rent	-10% $196	-5% $276	+0% $355	+5% $435	+10% $514
Rate	-1.0pp $449	-0.5pp $403	base $355	+0.5pp $307	+1.0pp $258

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $186,000 Active 89 DOM
2. 2026-06-18
   days on market $186,000 Active 86 DOM
3. 2026-06-17
   days on market $186,000 Active 85 DOM
4. 2026-06-16
   days on market $186,000 Active 84 DOM
5. 2026-06-15
   days on market $186,000 Active 83 DOM
6. 2026-06-13
   days on market $186,000 Active 81 DOM
7. 2026-06-09
   days on market $186,000 Active 77 DOM
8. 2026-06-08
   days on market $186,000 Active 76 DOM
9. 2026-06-07
   days on market $186,000 Active 75 DOM
10. 2026-06-04
    days on market $186,000 Active 72 DOM
11. 2026-06-03
    days on market $186,000 Active 71 DOM
12. 2026-06-02
    days on market $186,000 Active 70 DOM
13. 2026-06-01
    days on market $186,000 Active 69 DOM
14. 2026-05-31
    days on market $186,000 Active 68 DOM
15. 2026-04-09
    price $186,000 245-char remark

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

16. 2026-03-24
    listed $216,000 Active 245-char remark

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

17. 2023-04-24
    soldstatus $285,000
18. 2023-04-20
    soldstatus $285,000 Closed 1497-char remark

    Show marketing remark (1497 chars)

    LOVELY WELL MAINTAINED 4 BEDROOM HOME WITH GREAT OUTDOOR LIVING! Get ready to fall in love! Grab a good book and cold beverage and enjoy this pretty front porch on warm spring days! Step inside to the beautiful family room area with cozy stone fireplace, perfect for family relaxing. Light filled dining room area overlooks back yard. Scrumptious meals can be whipped up in a flash in this great kitchen. Relaxing nights begin in this spacious master bedroom with trey ceiling. Master bath features walk in closet, garden tub and separate shower. Split bedroom plan. 2nd bedroom is light filled and currently decorated as the cutest nursery! 3rd bedroom and 2nd bath round out the main floor of this raised ranch. Downstairs you will find a large finished 4th bedroom (could be man cave or craft room) with a walk in closet. The current storage area next to this closet is stubbed for a bath. There are 2 areas of ample storage in the basement along with a great garage. Let's talk about this great outdoor living in the back yard. Look forward to back yard BBQ's with friends on this 2 level deck. Grab a cornhole set and enjoy a game in this great backyard. At dusk, smores and maybe an adult beverage are calling as you gather around a relaxing fire in the firepit. Fido will think he is in heaven in this fantastic backyard. Got an RV? There is a 50 amp hookup. Outbuilding for extra storage. This one has it all...USDA Eligible! HURRY to see this great home before it's gone!

19. 2023-04-20
    soldstatus $285,000 Sold

    Show marketing remark (1497 chars)

    LOVELY WELL MAINTAINED 4 BEDROOM HOME WITH GREAT OUTDOOR LIVING! Get ready to fall in love! Grab a good book and cold beverage and enjoy this pretty front porch on warm spring days! Step inside to the beautiful family room area with cozy stone fireplace, perfect for family relaxing. Light filled dining room area overlooks back yard. Scrumptious meals can be whipped up in a flash in this great kitchen. Relaxing nights begin in this spacious master bedroom with trey ceiling. Master bath features walk in closet, garden tub and separate shower. Split bedroom plan. 2nd bedroom is light filled and currently decorated as the cutest nursery! 3rd bedroom and 2nd bath round out the main floor of this raised ranch. Downstairs you will find a large finished 4th bedroom (could be man cave or craft room) with a walk in closet. The current storage area next to this closet is stubbed for a bath. There are 2 areas of ample storage in the basement along with a great garage. Let's talk about this great outdoor living in the back yard. Look forward to back yard BBQ's with friends on this 2 level deck. Grab a cornhole set and enjoy a game in this great backyard. At dusk, smores and maybe an adult beverage are calling as you gather around a relaxing fire in the firepit. Fido will think he is in heaven in this fantastic backyard. Got an RV? There is a 50 amp hookup. Outbuilding for extra storage. This one has it all...USDA Eligible! HURRY to see this great home before it's gone!

20. 2023-03-20
    status Under Contract

    Show marketing remark (1497 chars)

    LOVELY WELL MAINTAINED 4 BEDROOM HOME WITH GREAT OUTDOOR LIVING! Get ready to fall in love! Grab a good book and cold beverage and enjoy this pretty front porch on warm spring days! Step inside to the beautiful family room area with cozy stone fireplace, perfect for family relaxing. Light filled dining room area overlooks back yard. Scrumptious meals can be whipped up in a flash in this great kitchen. Relaxing nights begin in this spacious master bedroom with trey ceiling. Master bath features walk in closet, garden tub and separate shower. Split bedroom plan. 2nd bedroom is light filled and currently decorated as the cutest nursery! 3rd bedroom and 2nd bath round out the main floor of this raised ranch. Downstairs you will find a large finished 4th bedroom (could be man cave or craft room) with a walk in closet. The current storage area next to this closet is stubbed for a bath. There are 2 areas of ample storage in the basement along with a great garage. Let's talk about this great outdoor living in the back yard. Look forward to back yard BBQ's with friends on this 2 level deck. Grab a cornhole set and enjoy a game in this great backyard. At dusk, smores and maybe an adult beverage are calling as you gather around a relaxing fire in the firepit. Fido will think he is in heaven in this fantastic backyard. Got an RV? There is a 50 amp hookup. Outbuilding for extra storage. This one has it all...USDA Eligible! HURRY to see this great home before it's gone!

21. 2023-03-20
    status Pending 1497-char remark

    Show marketing remark (1497 chars)

    LOVELY WELL MAINTAINED 4 BEDROOM HOME WITH GREAT OUTDOOR LIVING! Get ready to fall in love! Grab a good book and cold beverage and enjoy this pretty front porch on warm spring days! Step inside to the beautiful family room area with cozy stone fireplace, perfect for family relaxing. Light filled dining room area overlooks back yard. Scrumptious meals can be whipped up in a flash in this great kitchen. Relaxing nights begin in this spacious master bedroom with trey ceiling. Master bath features walk in closet, garden tub and separate shower. Split bedroom plan. 2nd bedroom is light filled and currently decorated as the cutest nursery! 3rd bedroom and 2nd bath round out the main floor of this raised ranch. Downstairs you will find a large finished 4th bedroom (could be man cave or craft room) with a walk in closet. The current storage area next to this closet is stubbed for a bath. There are 2 areas of ample storage in the basement along with a great garage. Let's talk about this great outdoor living in the back yard. Look forward to back yard BBQ's with friends on this 2 level deck. Grab a cornhole set and enjoy a game in this great backyard. At dusk, smores and maybe an adult beverage are calling as you gather around a relaxing fire in the firepit. Fido will think he is in heaven in this fantastic backyard. Got an RV? There is a 50 amp hookup. Outbuilding for extra storage. This one has it all...USDA Eligible! HURRY to see this great home before it's gone!

22. 2023-03-16
    listed $284,900 Active 1497-char remark

    Show marketing remark (1497 chars)

    LOVELY WELL MAINTAINED 4 BEDROOM HOME WITH GREAT OUTDOOR LIVING! Get ready to fall in love! Grab a good book and cold beverage and enjoy this pretty front porch on warm spring days! Step inside to the beautiful family room area with cozy stone fireplace, perfect for family relaxing. Light filled dining room area overlooks back yard. Scrumptious meals can be whipped up in a flash in this great kitchen. Relaxing nights begin in this spacious master bedroom with trey ceiling. Master bath features walk in closet, garden tub and separate shower. Split bedroom plan. 2nd bedroom is light filled and currently decorated as the cutest nursery! 3rd bedroom and 2nd bath round out the main floor of this raised ranch. Downstairs you will find a large finished 4th bedroom (could be man cave or craft room) with a walk in closet. The current storage area next to this closet is stubbed for a bath. There are 2 areas of ample storage in the basement along with a great garage. Let's talk about this great outdoor living in the back yard. Look forward to back yard BBQ's with friends on this 2 level deck. Grab a cornhole set and enjoy a game in this great backyard. At dusk, smores and maybe an adult beverage are calling as you gather around a relaxing fire in the firepit. Fido will think he is in heaven in this fantastic backyard. Got an RV? There is a 50 amp hookup. Outbuilding for extra storage. This one has it all...USDA Eligible! HURRY to see this great home before it's gone!

23. 2023-03-16
    listed $284,900 New

    Show marketing remark (1497 chars)

    LOVELY WELL MAINTAINED 4 BEDROOM HOME WITH GREAT OUTDOOR LIVING! Get ready to fall in love! Grab a good book and cold beverage and enjoy this pretty front porch on warm spring days! Step inside to the beautiful family room area with cozy stone fireplace, perfect for family relaxing. Light filled dining room area overlooks back yard. Scrumptious meals can be whipped up in a flash in this great kitchen. Relaxing nights begin in this spacious master bedroom with trey ceiling. Master bath features walk in closet, garden tub and separate shower. Split bedroom plan. 2nd bedroom is light filled and currently decorated as the cutest nursery! 3rd bedroom and 2nd bath round out the main floor of this raised ranch. Downstairs you will find a large finished 4th bedroom (could be man cave or craft room) with a walk in closet. The current storage area next to this closet is stubbed for a bath. There are 2 areas of ample storage in the basement along with a great garage. Let's talk about this great outdoor living in the back yard. Look forward to back yard BBQ's with friends on this 2 level deck. Grab a cornhole set and enjoy a game in this great backyard. At dusk, smores and maybe an adult beverage are calling as you gather around a relaxing fire in the firepit. Fido will think he is in heaven in this fantastic backyard. Got an RV? There is a 50 amp hookup. Outbuilding for extra storage. This one has it all...USDA Eligible! HURRY to see this great home before it's gone!

24. 2013-05-13
    historical
25. 2013-05-10
    soldstatus $107,000 Sold
26. 2013-05-10
    soldstatus $107,000 Sold
27. 2013-04-01
    status Pending
28. 2013-04-01
    status Under Contract
29. 2013-03-21
    listed $107,000 New
30. 2013-03-21
    listed $107,000 Active
31. 2001-04-06
    soldstatus $178,509
32. 2000-09-19
    soldstatus $120,000
33. 1999-12-29
    soldstatus $48,000

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $24,175
• − Mortgage interest: −$10,419
• − Property taxes: −$2,199
• − Insurance: −$930
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$5,411
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,940/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

+287.5% since first listed

19 events — show timeline

• 2026-04-09 Price Changed $186,000 MGMLS
• 2026-03-24 Listed $216,000 MGMLS
• 2023-04-24 Sold (Public Records) $285,000 Public Records
• 2023-04-20 Sold (MLS) $285,000 GAMLS
• 2023-04-20 Sold (MLS) $285,000 FMLS
• 2023-03-20 Pending — GAMLS
• 2023-03-20 Pending — FMLS
• 2023-03-16 Listed $284,900 GAMLS
• 2023-03-16 Listed $284,900 FMLS
• 2013-05-13 Listing Removed — FMLS
• 2013-05-10 Sold (MLS) $107,000 GAMLS
• 2013-05-10 Sold (MLS) $107,000 FMLS
• 2013-04-01 Pending — FMLS
• 2013-04-01 Pending — GAMLS
• 2013-03-21 Listed $107,000 GAMLS
• 2013-03-21 Listed $107,000 FMLS
• 2001-04-06 Sold (Public Records) $178,509 Public Records
• 2000-09-19 Sold (Public Records) $120,000 Public Records
• 1999-12-29 Sold (Public Records) $48,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,199 · -1.1% YoY. Source: county tax records.