995 Highway 101 S · Temple, GA 30179

$240,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 97 Days on market

Built 1986 1.00 ac lot $165/sqft · at area comps Est $250k · at est.

---

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 +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 995 Highway 101 S, a beautifully updated and move-in ready home that blends modern finishes with timeless charm. Enjoy a smart roommate-style floor plan with well-separated bedrooms for privacy and flexibility. Inside, elegant arched door frames add architectural character, while luxury vinyl flooring flows throughout for a clean, low-maintenance look. The kitchen shines with granite countertops and brand-new cabinets, and the master bathroom features a separate shower and a relaxing soaking tub. Outdoor living is effortless with a welcoming front porch and a private rear deck, plus a large concrete driveway that provides ample parking. A large workshop shed offers excellent space for hobbies, storage, or a home workshop. Located adjacent to the local baseball park, you'll have easy access to recreation and community events right outside your door. Retired mobile-home title. Schedule your showing today!

Key facts

• Brand-new cabinets
• Soaking tub
• Separate shower

Tags

• ELEGANT ARCHED DOOR FRAMES
• LUXURY VINYL FLOORING
• GRANITE COUNTERTOPS
• BRAND-NEW CABINETS
• SEPARATE SHOWER
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $14 ($162/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (25.3% below list).
• Recommended offer: $179k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 190 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $60k; list at $240k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,298 (25.3% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 11.2

CMA / ARV

• ARV (median comp): $250,257
• List price: $240,000
• Delta: -4.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.4%
• Equity multiple: 2.96×
• Total profit: $131,442
• Equity at exit: $216,211

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $386,139
• Equity at exit: $466,267

Cash invested: $67,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $14

Break-even live

Break-even rent $1,776

Max offer price $240,000

Occupancy floor 94%

Sensitivity live

Price	-10% $149	-5% $81	+0% $14	+5% $-54	+10% $-122
Rent	-10% $-128	-5% $-57	+0% $14	+5% $84	+10% $155
Rate	-1.0pp $134	-0.5pp $75	base $14	+0.5pp $-49	+1.0pp $-112

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $240,000 Active 97 DOM
2. 2026-06-18
   days on market $240,000 Active 94 DOM
3. 2026-06-17
   days on market $240,000 Active 93 DOM
4. 2026-06-16
   days on market $240,000 Active 92 DOM
5. 2026-06-15
   days on market $240,000 Active 91 DOM
6. 2026-06-13
   days on market $240,000 Active 89 DOM
7. 2026-06-13
   days on market $240,000 Active 88 DOM
8. 2026-06-09
   days on market $240,000 Active 85 DOM
9. 2026-06-08
   days on market $240,000 Active 84 DOM
10. 2026-06-07
    pricedays on market $240,000 Active 83 DOM
11. 2026-06-04
    days on market $250,000 Active 80 DOM
12. 2026-06-03
    days on market $250,000 Active 79 DOM
13. 2026-06-02
    days on market $250,000 Active 78 DOM
14. 2026-06-01
    days on market $250,000 Active 77 DOM
15. 2026-05-31
    days on market $250,000 Active 76 DOM
16. 2026-03-16
    listed $250,000 New 930-char remark

    Show marketing remark (935 chars)

    Welcome to 995 Highway 101 S, a beautifully updated and move-in ready home that blends modern finishes with timeless charm. Enjoy a smart roommate-style floor plan with well-separated bedrooms for privacy and flexibility. Inside, elegant arched door frames add architectural character, while luxury vinyl flooring flows throughout for a clean, low-maintenance look. The kitchen shines with granite countertops and brand-new cabinets, and the master bathroom features a separate shower and a relaxing soaking tub. Outdoor living is effortless with a welcoming front porch and a private rear deck, plus a large concrete driveway that provides ample parking. A large workshop shed offers excellent space for hobbies, storage, or a home workshop. Located adjacent to the local baseball park, you’ll have easy access to recreation and community events right outside your door. Retired mobile-home title. Schedule your showing today!

17. 2026-03-16
    listed $250,000 Active 935-char remark

    Show marketing remark (935 chars)

    Welcome to 995 Highway 101 S, a beautifully updated and move-in ready home that blends modern finishes with timeless charm. Enjoy a smart roommate-style floor plan with well-separated bedrooms for privacy and flexibility. Inside, elegant arched door frames add architectural character, while luxury vinyl flooring flows throughout for a clean, low-maintenance look. The kitchen shines with granite countertops and brand-new cabinets, and the master bathroom features a separate shower and a relaxing soaking tub. Outdoor living is effortless with a welcoming front porch and a private rear deck, plus a large concrete driveway that provides ample parking. A large workshop shed offers excellent space for hobbies, storage, or a home workshop. Located adjacent to the local baseball park, you’ll have easy access to recreation and community events right outside your door. Retired mobile-home title. Schedule your showing today!

18. 2025-09-09
    historical
19. 2025-09-08
    historical
20. 2025-08-22
    price $199,899
21. 2025-08-22
    price $199,899
22. 2025-07-24
    price $199,900
23. 2025-07-24
    price $199,900
24. 2025-07-21
    price $229,900
25. 2025-07-21
    price $229,900
26. 2025-06-25
    listed $249,900 Active
27. 2025-06-25
    listed $249,900 New
28. 2022-12-29
    soldstatus $60,000

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$1,676/yr (+$140/mo · 315.0%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,516
• − Mortgage interest: −$13,444
• − Property taxes: −$532
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$6,982
• Taxable loss: −$4,084
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $1,143/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

+316.7% since first listed

13 events — show timeline

• 2026-03-16 Listed $250,000 FMLS
• 2026-03-16 Listed $250,000 GAMLS
• 2025-09-09 Listing Removed — FMLS
• 2025-09-08 Listing Removed — GAMLS
• 2025-08-22 Price Changed $199,899 GAMLS
• 2025-08-22 Price Changed $199,899 FMLS
• 2025-07-24 Price Changed $199,900 GAMLS
• 2025-07-24 Price Changed $199,900 FMLS
• 2025-07-21 Price Changed $229,900 FMLS
• 2025-07-21 Price Changed $229,900 GAMLS
• 2025-06-25 Listed $249,900 GAMLS
• 2025-06-25 Listed $249,900 FMLS
• 2022-12-29 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $532 · -2.7% YoY. Source: county tax records.