114 Breckenridge Pointe · Temple, GA 30179

$295,000

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 3 Days on market

Built 2019 10,018 sqft lot Est $287k · at est.

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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 +7.5/30.0
• ARV discount +6.2/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

Key facts

• Private lot
• Convenient location
• Quick access to i-20

Tags

• CONVENIENT LOCATION
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERS
• PRIVATE LOT
• BACK PATIO
• QUICK ACCESS TO I-20

Property features AI

Finance

• Other: Subdivision: Breckenridge
• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener; Kitchen-level parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Sewer connected; Water available
• Home design: Single-family residence; One level; House structure; Resale condition
• Construction: Built in 2019; Stone and vinyl siding exterior; Composition roof; No basement
• Exterior features: Level, private lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile; Other flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric heat pump); Central air; Heat pump; Ceiling fan(s)
• Interior features: High ceilings; Double vanity; Tile bath; Walk-in closet(s); Roommate plan; Other interior features
• Laundry & utility: Mud room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (34.6% below list).
• Recommended offer: $193k (34.6% 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; 12 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).
• This rent runs 30% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $204k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $192,814 (34.6% 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. 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?
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: 0.65% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $286,691
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Breckenridge Pt	0.04mi	3/2.0	1,481 (-1%)	16mo	$292,000	$197	82
170 Double D Rd	0.30mi	3/2.0	1,467 (-2%)	1mo	$240,000	$164	81
143 Breckenridge Pte	0.10mi	3/2.0	1,450 (-3%)	16mo	$270,000	$186	76
216 Hunt Club Cir	0.18mi	3/2.5	1,600 (+7%)	6mo	$265,000	$166	73
228 Hunt Club Cir	0.13mi	4/2.0 (+1)	1,415 (-6%)	10mo	$275,000	$194	70
111 Bud St	0.46mi	3/2.0	1,424 (-5%)	1mo	$230,000	$162	69
140 Double D Rd	0.33mi	3/2.0	1,442 (-4%)	14mo	$275,000	$191	66
55 Etheridge Rd	0.64mi	3/2.0	1,530 (+2%)	11mo	$352,000	$230	58
208 Double D Rd	0.21mi	4/3.0 (+1)	1,401 (-7%)	16mo	$329,900	$235	57
177 Villa Rosa Way	0.36mi	3/2.0	1,686 (+12%)	12mo	$207,000	$123	53
140 Maplewood Dr	0.61mi	4/2.0 (+1)	1,451 (-3%)	13mo	$292,000	$201	50
68 Villa Rosa Dr	0.52mi	3/2.0	1,723 (+15%)	4mo	$241,000	$140	48

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: 20.5%
• Equity multiple: 2.67×
• Total profit: $137,538
• Equity at exit: $265,759

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $423,033
• Equity at exit: $573,120

Cash invested: $82,600 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-362

Break-even live

Break-even rent $2,386

Max offer price $231,036

Occupancy floor —

Sensitivity live

Price	-10% $-195	-5% $-279	+0% $-362	+5% $-446	+10% $-529
Rent	-10% $-514	-5% $-438	+0% $-362	+5% $-286	+10% $-210
Rate	-1.0pp $-214	-0.5pp $-287	base $-362	+0.5pp $-439	+1.0pp $-516

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	21d	1	0.07mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	45d	1	0.18mi
395 Villa Rosa Rd Temple, GA	2.0	1.5–2.5	1119	$1,418	$1.27	0d	4	0.27mi
269 Villa Rosa Way Temple, GA	3.0	2.0	1664	$1,925	$1.16	4d	1	0.48mi
273 Patriot Dr Temple, GA	3.0	2.0	1720	$2,100	$1.22	14d	1	0.58mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	14d	1	0.96mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	45d	1	1.00mi
24 Country Pl Temple, GA	3.0	2.0	1248	$2,850	$2.28	45d	1	1.04mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	14d	1	1.17mi
186 S Red Oak Way Temple, GA	4.0	3.0	1736	$1,790	$1.03	45d	1	1.25mi
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	45d	1	1.41mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	45d	1	1.42mi

Listing history 13 events

1. 2026-05-20
   listed $295,000 New
2. 2021-03-11
   soldstatus $204,000
3. 2021-03-05
   soldstatus $204,000 Closed 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

4. 2021-03-05
   soldstatus $204,000 Sold 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

5. 2021-02-15
   status Pending 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

6. 2021-02-07
   status Under Contract 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

7. 2021-02-07
   historical Active Under Contract 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

8. 2021-02-04
   listed $200,000 Active 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

9. 2021-02-04
   listed $200,000 New 588-char remark

   Show marketing remark (588 chars)

   This beautiful 3 bed/2 bath ranch in Temple built in 2019 is like NEW! Impeccably built & maintained, you will LOVE the homes custom wood cabinets, spacious kitchen with stainless steel appliances, granite counters, huge kitchen island & breakfast bar. Additionally, you will find LVP flooring, master bedroom with lovely bath with huge shower, spacious secondary bedrooms and bathroom, 2 car garage and more. Located on a private, wooded lot you will enjoy sitting out on your front & rear patios in this quiet, one street neighborhood. Seller hates to leave but relocating.

10. 2019-09-27
    soldstatus $174,900 Sold
11. 2019-08-03
    historical
12. 2019-07-30
    listed $174,900
13. 2019-03-11
    soldstatus $37,500

ⓘ 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: $2,585 · $215/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$129/yr (+$11/mo · 5.0%)

ⓘ 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 4/10 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: $23,138
• − Mortgage interest: −$16,525
• − Property taxes: −$2,585
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$8,582
• Taxable loss: −$9,730
• Est. tax savings @ 24.0%: +$2,335
• After-tax cash flow: $-2,010/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

• Census place: Temple, GA
• 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

+686.7% since first listed

14 events — show timeline

• 2026-05-24 Pending — GAMLS
• 2026-05-20 Listed $295,000 GAMLS
• 2021-03-11 Sold (Public Records) $204,000 Public Records
• 2021-03-05 Sold (MLS) $204,000 GAMLS
• 2021-03-05 Sold (MLS) $204,000 FMLS
• 2021-02-15 Pending — FMLS
• 2021-02-07 Pending — GAMLS
• 2021-02-07 Contingent — FMLS
• 2021-02-04 Listed $200,000 GAMLS
• 2021-02-04 Listed $200,000 FMLS
• 2019-09-27 Sold (MLS) $174,900 GAMLS
• 2019-08-03 Listing Removed — GAMLS
• 2019-07-30 Listed $174,900 GAMLS
• 2019-03-11 Sold (Public Records) $37,500 Public Records

Property tax history

+14.6%/yr

Latest (2025): $2,585 · -0.9% YoY. Source: county tax records.