505 Miranda Way · Temple, GA 30179

$309,900

3 bd · 2.0 ba · 1,869 sqft · SingleFamily public records · 13 Days on market

Built 2002 0.69 ac lot $166/sqft · 8% below area Est $337k · 8% under

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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).

• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Room to grow with million dollar views out back. Nice split foyer in quiet cul de sac, plus finished room in basement. Storage Building.

Key facts

• Cul-de-sac lot
• Pasture views
• Fenced in back yard

Tags

• CUL-DE-SAC LOT
• PASTURE VIEWS
• FENCED IN BACK YARD
• OUTBUILDING FOR STORAGE
• FINISHED ROOM IN BASEMENT
• EASY ACCESS TO I-20

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Single-family residence (house); Multi/split levels; Built in 2002
• Construction: Vinyl siding; Composition roof; Partial basement foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Double vanity; Soaking tub; Tray ceilings; Partial basement; Bonus room; One fireplace in the living room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (42.1% below list).
• Recommended offer: $179k (42.1% 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; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,312 (42.1% 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: 0.58% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 14.4

CMA / ARV

• ARV (median comp): $337,439
• List price: $309,900
• Delta: -8.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Miranda Way	0.00mi	3/2.0	1,869 (0%)	1mo	$311,000	$166	99
121 Rachel Blvd	0.24mi	4/2.5 (+1)	1,923 (+3%)	13mo	$274,000	$142	66
323 Nicole Dr	0.29mi	3/2.0	1,651 (-12%)	7mo	$329,000	$199	61
400 Nottelly Dr	0.12mi	4/2.5 (+1)	2,053 (+10%)	23mo	$340,160	$166	52
1394 Rainey Rd	0.63mi	4/3.0 (+1)	1,801 (-4%)	9mo	$318,500	$177	48
1013 Rainey Rd	0.49mi	3/2.0	1,680 (-10%)	18mo	$235,450	$140	45

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $132,952
• Equity at exit: $279,182

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $419,493
• Equity at exit: $602,068

Cash invested: $86,772 (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: 14.4×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-561

Break-even live

Break-even rent $2,504

Max offer price $210,732

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-474	+0% $-561	+5% $-649	+10% $-737
Rent	-10% $-703	-5% $-632	+0% $-561	+5% $-491	+10% $-420
Rate	-1.0pp $-405	-0.5pp $-483	base $-561	+0.5pp $-642	+1.0pp $-723

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-06
   status Under Contract 821-char remark
2. 2026-04-23
   listed $309,900 New 821-char remark
3. 2019-05-20
   soldstatus $164,000
4. 2019-05-17
   soldstatus $164,000 Sold 136-char remark

   Show marketing remark (136 chars)

   Room to grow with million dollar views out back. Nice split foyer in quiet cul de sac, plus finished room in basement. Storage Building.

5. 2019-04-17
   status Under Contract 136-char remark

   Show marketing remark (136 chars)

   Room to grow with million dollar views out back. Nice split foyer in quiet cul de sac, plus finished room in basement. Storage Building.

6. 2019-04-11
   listed $159,900 New 136-char remark

   Show marketing remark (136 chars)

   Room to grow with million dollar views out back. Nice split foyer in quiet cul de sac, plus finished room in basement. Storage Building.

7. 2019-01-28
   soldstatus $130,000
8. 2019-01-28
   soldstatus $65,000

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,851 · $238/mo
• Expected delta: +$167/yr (+$14/mo · 6.2%)

ⓘ 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 · 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: $21,517
• − Mortgage interest: −$17,359
• − Property taxes: −$2,684
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$9,015
• Taxable loss: −$12,533
• Est. tax savings @ 24.0%: +$3,008
• After-tax cash flow: $-3,728/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

+139.2% since first listed

10 events — show timeline

• 2026-06-02 Sold (Public Records) $311,000 Public Records
• 2026-06-02 Sold (MLS) $311,000 GAMLS
• 2026-05-06 Pending — GAMLS
• 2026-04-23 Listed $309,900 GAMLS
• 2019-05-20 Sold (Public Records) $164,000 Public Records
• 2019-05-17 Sold (MLS) $164,000 GAMLS
• 2019-04-17 Pending — GAMLS
• 2019-04-11 Listed $159,900 GAMLS
• 2019-01-28 Sold (Public Records) $65,000 Public Records
• 2019-01-28 Sold (Public Records) $130,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,684 · +22.8% YoY. Source: county tax records.