706 Bar J Rd · Temple, GA 30179

$230,000

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 38 Days on market

Built 1999 0.63 ac lot Est $260k · 11% under ↓ 13% since listing

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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 +15.2/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.7/10.0
• 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

Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

Key facts

• 0.63 acre lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Below-grade unfinished area and basement: daylight, partial, driveway access, exterior entry, walk-out access

Exterior

• Parking: Attached garage with 2 garage spaces; 220-volt outlet in garage
• Utilities: Public water; Septic tank; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities; Sewer available; Water available
• Home design: Multi/split level; Entry level information not specified; Facing direction not specified; Property listed as fixer
• Construction: Aluminum siding; Vinyl siding; Shingle roof; Concrete perimeter foundation; Built with fee simple ownership
• Exterior features: Private yard; Rear stairs; Storage; Covered rear porch; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas range; Microwave; Refrigerator; Cabinets; Pantry; Solid surface counters; Other surface counters
• Bedrooms: Three upper-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both located on upper level); Master bathroom: none listed
• Heating & cooling: Central heating; Central air
• Interior features: Disappearing attic stairs; One fireplace with gas starter; No common/shared walls; Attic storage/room
• Laundry & utility: Electric dryer hookup; Laundry in basement (laundry closet); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $80 ($963/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 $200k (13.1% below list).
• Recommended offer: $200k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: 189 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.

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 $199,962 (13.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $259,794
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Villa Rosa Dr	0.51mi	3/2.0	1,723 (+2%)	4mo	$241,000	$140	70
148 White Pine Ln	0.27mi	3/2.0	1,805 (+6%)	10mo	$229,900	$127	69
211 White Pine Ln	0.46mi	4/3.0 (+1)	1,718 (+1%)	1mo	$260,000	$151	66
400 Bar J Rd	0.56mi	3/3.0	1,716 (+1%)	3mo	$265,000	$154	66
120 Blue Spruce Dr	0.32mi	4/3.0 (+1)	1,602 (-6%)	4mo	$285,000	$178	63
325 Villa Rosa Pl	0.60mi	3/2.0	1,739 (+2%)	8mo	$259,900	$149	61
55 Etheridge Rd	0.31mi	3/2.0	1,530 (-10%)	11mo	$352,000	$230	60
123 Wildwood Dr	0.72mi	3/2.0	1,693 (-0%)	12mo	$420,000	$248	56
255 N Loblolly Xing	0.73mi	4/2.0 (+1)	1,708 (+1%)	13mo	$261,000	$153	49
98 W Lakeview Dr	0.57mi	3/2.0	1,456 (-14%)	5mo	$130,000	$89	45
357 S Red Oak Way	0.59mi	4/2.0 (+1)	1,540 (-9%)	14mo	$265,000	$172	41
390 Bar J Rd	0.58mi	4/2.0 (+1)	1,925 (+13%)	6mo	$279,900	$145	41

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $130,349
• Equity at exit: $207,202

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $379,788
• Equity at exit: $446,839

Cash invested: $64,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$197 /mo · $2,370/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $80

Break-even live

Break-even rent $1,898

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 S Red Oak Way Temple, GA	4.0	3.0	1736	$1,790	$1.03	43d	1	0.33mi
269 Villa Rosa Way Temple, GA	3.0	2.0	1664	$1,925	$1.16	1d	1	0.64mi
395 Villa Rosa Rd Temple, GA	2.0	1.5–2.5	1119	$1,418	$1.27	1d	5	0.68mi
273 Patriot Dr Temple, GA	3.0	2.0	1720	$2,100	$1.22	12d	1	0.70mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	19d	1	0.97mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	43d	1	0.99mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	43d	1	1.08mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	43d	1	1.22mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	12d	1	1.46mi

Listing history 21 events

1. 2026-05-20
   soldstatus $218,000 Sold 380-char remark

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

2. 2026-05-19
   status Pending
3. 2026-04-27
   historical Active Under Contract

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

4. 2026-04-27
   status Under Contract 380-char remark

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

5. 2026-04-10
   listed $230,000 New 380-char remark

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

6. 2026-04-10
   listed $230,000 Active

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

7. 2026-04-06
   historical $230,000 380-char remark

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

8. 2026-04-06
   historical $230,000

   Show marketing remark (380 chars)

   Tucked away in Temple, this charming home offers hardwood floors and a covered rear deck built for everyday enjoyment. Whether you're sipping your morning coffee or hosting friends, the outdoor space delivers. Inside, the hardwoods add a timeless touch, creating a warm and welcoming feel throughout. Conveniently located with easy access to schools, shopping, and the interstate.

9. 2018-05-18
   soldstatus $144,000
10. 2018-05-14
    soldstatus $144,000 Sold 594-char remark

    Show marketing remark (594 chars)

    Move in ready split foyer home on .63 acre lot. Property has hardwood laminate in the living room, hall and bedrooms, wood grain vinyl in both baths, gas logs in the fireplace, large finished bonus/4th bedroom in the basement, 2 car garage, square above ground swimming pool, large covered/uncovered rear deck, fenced back yard, outbuilding and concrete drive. This property qualifies for USDA financing. City of Temple Recreation Department has an active Senior Center, children's softball, baseball, soccer and basketball. Also has walking track, gymnasium, tennis courts and picnic area.

11. 2018-04-16
    status Under Contract 594-char remark

    Show marketing remark (594 chars)

    Move in ready split foyer home on .63 acre lot. Property has hardwood laminate in the living room, hall and bedrooms, wood grain vinyl in both baths, gas logs in the fireplace, large finished bonus/4th bedroom in the basement, 2 car garage, square above ground swimming pool, large covered/uncovered rear deck, fenced back yard, outbuilding and concrete drive. This property qualifies for USDA financing. City of Temple Recreation Department has an active Senior Center, children's softball, baseball, soccer and basketball. Also has walking track, gymnasium, tennis courts and picnic area.

12. 2018-04-10
    status Back on Market 594-char remark

    Show marketing remark (594 chars)

    Move in ready split foyer home on .63 acre lot. Property has hardwood laminate in the living room, hall and bedrooms, wood grain vinyl in both baths, gas logs in the fireplace, large finished bonus/4th bedroom in the basement, 2 car garage, square above ground swimming pool, large covered/uncovered rear deck, fenced back yard, outbuilding and concrete drive. This property qualifies for USDA financing. City of Temple Recreation Department has an active Senior Center, children's softball, baseball, soccer and basketball. Also has walking track, gymnasium, tennis courts and picnic area.

13. 2018-04-04
    status Under Contract 594-char remark

    Show marketing remark (594 chars)

    Move in ready split foyer home on .63 acre lot. Property has hardwood laminate in the living room, hall and bedrooms, wood grain vinyl in both baths, gas logs in the fireplace, large finished bonus/4th bedroom in the basement, 2 car garage, square above ground swimming pool, large covered/uncovered rear deck, fenced back yard, outbuilding and concrete drive. This property qualifies for USDA financing. City of Temple Recreation Department has an active Senior Center, children's softball, baseball, soccer and basketball. Also has walking track, gymnasium, tennis courts and picnic area.

14. 2018-03-30
    listed $149,900 New 594-char remark

    Show marketing remark (594 chars)

    Move in ready split foyer home on .63 acre lot. Property has hardwood laminate in the living room, hall and bedrooms, wood grain vinyl in both baths, gas logs in the fireplace, large finished bonus/4th bedroom in the basement, 2 car garage, square above ground swimming pool, large covered/uncovered rear deck, fenced back yard, outbuilding and concrete drive. This property qualifies for USDA financing. City of Temple Recreation Department has an active Senior Center, children's softball, baseball, soccer and basketball. Also has walking track, gymnasium, tennis courts and picnic area.

15. 2008-10-01
    soldstatus $110,000
16. 2008-09-30
    soldstatus $110,000
17. 2008-05-26
    listed $124,900
18. 1999-06-07
    soldstatus $87,900
19. 1999-02-01
    soldstatus $12,500
20. 1999-02-01
    soldstatus $16,000
21. 1998-12-23
    soldstatus $250,000

ⓘ 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: $2,370 · $197/mo
• Projected year-2 tax: $2,370 · $197/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 ≥102°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: $23,995
• − Mortgage interest: −$12,884
• − Property taxes: −$2,370
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,691
• Taxable loss: −$2,938
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,668/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

-12.8% since first listed

21 events — show timeline

• 2026-05-20 Sold (MLS) $218,000 GAMLS
• 2026-05-19 Pending — FMLS
• 2026-04-27 Contingent — FMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-10 Listed $230,000 GAMLS
• 2026-04-10 Listed $230,000 FMLS
• 2026-04-06 Coming Soon $230,000 GAMLS
• 2026-04-06 Coming Soon $230,000 FMLS
• 2018-05-18 Sold (Public Records) $144,000 Public Records
• 2018-05-14 Sold (MLS) $144,000 GAMLS
• 2018-04-16 Pending — GAMLS
• 2018-04-10 Relisted — GAMLS
• 2018-04-04 Pending — GAMLS
• 2018-03-30 Listed $149,900 GAMLS
• 2008-10-01 Sold (Public Records) $110,000 Public Records
• 2008-09-30 Sold (MLS) $110,000 FMLS
• 2008-05-26 Listed $124,900 FMLS
• 1999-06-07 Sold (Public Records) $87,900 Public Records
• 1999-02-01 Sold (Public Records) $16,000 Public Records
• 1999-02-01 Sold (Public Records) $12,500 Public Records
• 1998-12-23 Sold (Public Records) $250,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,370 · -10.5% YoY. Source: county tax records.