848 Windy Mill Ct · Temple, GA 30179

$304,999

3 bd · 2.0 ba · 1,927 sqft · SingleFamily public records · 161 Days on market

Built 2000 0.45 ac lot $158/sqft · at area comps Est $314k · 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
• ARV discount +8.8/15.0
• Cash flow +7.3/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0

Listing remarks MLS

MOTIVATED SELLER - ( Professional Picture Coming soon) Welcome home to this stunning 4BR/2BA beauty tucked in a peaceful cul-de-sac in Temple, GA! Sitting on nearly a half-acre lot, this spacious 2,500+ sq ft home offers an open kitchen with bar seating, a separate dining area, and a bright living space perfect for entertaining. The massive owner’s suite features walk-in closets and a true his & hers bath with a jetted tub and separate shower—big enough for a California king! Enjoy a 2-car garage, front and back porches, plenty of parking, and a large storage shed in YOUR backyard. Comfort, space, and privacy await—your new chapter begins here.

Key facts

• Bright living space
• Cul-de-sac
• Bar seating

Tags

• CUL-DE-SAC
• OPEN KITCHEN
• BAR SEATING
• SEPARATE DINING AREA
• BRIGHT LIVING SPACE
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-535 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (34.5% below list).
• Recommended offer: $200k (34.5% 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: 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: 189 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% 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 $33k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $195k; list at $305k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wind risk, 25% 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 $199,636 (34.5% 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 161 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 12.7

CMA / ARV

• ARV (median comp): $314,408
• List price: $304,999
• Delta: -2.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Bar J Rd	0.44mi	4/2.0 (+1)	1,925 (-0%)	6mo	$279,900	$145	69
605 Olde Mill Pl	0.25mi	3/2.0	1,823 (-5%)	15mo	$280,000	$154	67
221 Stagecoach Pass	0.43mi	3/2.0	1,833 (-5%)	13mo	$245,000	$134	61
148 White Pine Ln	0.48mi	3/2.0	1,805 (-6%)	10mo	$229,900	$127	59
400 Bar J Rd	0.44mi	3/3.0	1,716 (-11%)	3mo	$265,000	$154	55
196 Lakeridge Dr	0.65mi	3/2.0	2,103 (+9%)	1mo	$275,000	$131	54
360 S Red Oak Way	0.62mi	4/3.0 (+1)	2,020 (+5%)	2mo	$260,000	$129	52
591 East Johnson St	0.73mi	4/4.0 (+1)	1,901 (-1%)	8mo	$150,000	$79	44
211 White Pine Ln	0.64mi	4/3.0 (+1)	1,718 (-11%)	1mo	$260,000	$151	42
100 Slash Pine Dr	0.72mi	3/2.0	1,798 (-7%)	19mo	$275,000	$153	39
255 N Loblolly Xing	0.64mi	4/2.0 (+1)	1,708 (-11%)	13mo	$261,000	$153	35
309 Dean Ct	0.66mi	4/2.5 (+1)	2,193 (+14%)	11mo	$319,000	$145	30

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $132,092
• Equity at exit: $274,767

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $415,832
• Equity at exit: $592,546

Cash invested: $85,400 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$260 /mo · $3,120/yr
• Insurance: −$127
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-535

Break-even live

Break-even rent $2,673

Max offer price $210,555

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	43d	1	0.51mi
186 S Red Oak Way Temple, GA	4.0	3.0	1736	$1,790	$1.03	43d	1	0.60mi
215 Waters Edge Pkwy Temple, GA	4.0	2.5	2290	$2,099	$0.92	24d	1	0.82mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	43d	1	0.92mi
269 Villa Rosa Way Temple, GA	3.0	2.0	1664	$1,925	$1.16	1d	1	0.99mi
514 Willow Creek Dr Temple, GA	3.0	2.5	1284	$1,625	$1.27	12d	1	1.03mi
273 Patriot Dr Temple, GA	3.0	2.0	1720	$2,100	$1.22	12d	1	1.09mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	19d	1	1.10mi
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	43d	1	1.13mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	12d	1	1.24mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	43d	1	1.25mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	12d	1	1.46mi

Listing history 12 events

1. 2026-04-30
   status Active 676-char remark

   Show marketing remark (676 chars)

   MOTIVATED SELLER - ( Professional Picture Coming soon) Welcome home to this stunning 4BR/2BA beauty tucked in a peaceful cul-de-sac in Temple, GA! Sitting on nearly a half-acre lot, this spacious 2,500+ sq ft home offers an open kitchen with bar seating, a separate dining area, and a bright living space perfect for entertaining. The massive owner’s suite features walk-in closets and a true his & hers bath with a jetted tub and separate shower—big enough for a California king! Enjoy a 2-car garage, front and back porches, plenty of parking, and a large storage shed in YOUR backyard. Comfort, space, and privacy await—your new chapter begins here.

2. 2026-02-04
   price $304,999 676-char remark

   Show marketing remark (676 chars)

   MOTIVATED SELLER - ( Professional Picture Coming soon) Welcome home to this stunning 4BR/2BA beauty tucked in a peaceful cul-de-sac in Temple, GA! Sitting on nearly a half-acre lot, this spacious 2,500+ sq ft home offers an open kitchen with bar seating, a separate dining area, and a bright living space perfect for entertaining. The massive owner’s suite features walk-in closets and a true his & hers bath with a jetted tub and separate shower—big enough for a California king! Enjoy a 2-car garage, front and back porches, plenty of parking, and a large storage shed in YOUR backyard. Comfort, space, and privacy await—your new chapter begins here.

3. 2025-10-06
   listed $309,900 Active 676-char remark

   Show marketing remark (676 chars)

   MOTIVATED SELLER - ( Professional Picture Coming soon) Welcome home to this stunning 4BR/2BA beauty tucked in a peaceful cul-de-sac in Temple, GA! Sitting on nearly a half-acre lot, this spacious 2,500+ sq ft home offers an open kitchen with bar seating, a separate dining area, and a bright living space perfect for entertaining. The massive owner’s suite features walk-in closets and a true his & hers bath with a jetted tub and separate shower—big enough for a California king! Enjoy a 2-car garage, front and back porches, plenty of parking, and a large storage shed in YOUR backyard. Comfort, space, and privacy await—your new chapter begins here.

4. 2019-04-05
   soldstatus $195,000
5. 2019-03-29
   soldstatus $195,000 Sold 584-char remark

   Show marketing remark (584 chars)

   This beautifully renovated stepless ranch is situated on a quiet cul-de-sac in the sought after Windy Mill Subdivision. Great floor plan with vaulted living, dining, and foyer, nice sized bedrooms with large closets. Garage with kitchen entry, pantry, fireplace, spacious master suite with walk-in closet. Kitchen features granite counter tops, new tile flooring, brand new stainless steel appliances. New tile flooring, carpet, freshly painted and HVAC is approximately 3 years old. Come enjoy the 3 pools, tennis courts and clubhouse. Extra storage in the large shed. Welcome Home!

6. 2019-03-01
   status Under Contract 584-char remark

   Show marketing remark (584 chars)

   This beautifully renovated stepless ranch is situated on a quiet cul-de-sac in the sought after Windy Mill Subdivision. Great floor plan with vaulted living, dining, and foyer, nice sized bedrooms with large closets. Garage with kitchen entry, pantry, fireplace, spacious master suite with walk-in closet. Kitchen features granite counter tops, new tile flooring, brand new stainless steel appliances. New tile flooring, carpet, freshly painted and HVAC is approximately 3 years old. Come enjoy the 3 pools, tennis courts and clubhouse. Extra storage in the large shed. Welcome Home!

7. 2019-02-25
   listed $195,000 New 584-char remark

   Show marketing remark (584 chars)

   This beautifully renovated stepless ranch is situated on a quiet cul-de-sac in the sought after Windy Mill Subdivision. Great floor plan with vaulted living, dining, and foyer, nice sized bedrooms with large closets. Garage with kitchen entry, pantry, fireplace, spacious master suite with walk-in closet. Kitchen features granite counter tops, new tile flooring, brand new stainless steel appliances. New tile flooring, carpet, freshly painted and HVAC is approximately 3 years old. Come enjoy the 3 pools, tennis courts and clubhouse. Extra storage in the large shed. Welcome Home!

8. 2018-11-01
   soldstatus $129,900
9. 2018-10-26
   soldstatus $129,900 Sold
10. 2018-10-15
    status Under Contract
11. 2018-10-11
    listed $129,900 New
12. 2000-05-30
    soldstatus $228,000

ⓘ 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: $3,120 · $260/mo
• Projected year-2 tax: $3,120 · $260/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $23,956
• − Mortgage interest: −$17,085
• − Property taxes: −$3,120
• − Insurance: −$3,027
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$8,873
• Taxable loss: −$11,982
• Est. tax savings @ 24.0%: +$2,876
• After-tax cash flow: $-3,540/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

+33.8% since first listed

12 events — show timeline

• 2026-04-30 Relisted — FMLS
• 2026-02-04 Price Changed $304,999 FMLS
• 2025-10-06 Listed $309,900 FMLS
• 2019-04-05 Sold (Public Records) $195,000 Public Records
• 2019-03-29 Sold (MLS) $195,000 GAMLS
• 2019-03-01 Pending — GAMLS
• 2019-02-25 Listed $195,000 GAMLS
• 2018-11-01 Sold (Public Records) $129,900 Public Records
• 2018-10-26 Sold (MLS) $129,900 GAMLS
• 2018-10-15 Pending — GAMLS
• 2018-10-11 Listed $129,900 GAMLS
• 2000-05-30 Sold (Public Records) $228,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,120 · -0.9% YoY. Source: county tax records.