114 Meadowview Dr · Temple, GA 30179

$239,990

3 bd · 2.5 ba · 1,417 sqft · Townhouse · 99 Days on market

Built 2025 Excellent condition 3,484 sqft lot $169/sqft · at area comps Est $235k · at est. $100/mo HOA · 5% of rent ↓ 5% since listing

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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 +6.6/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home! Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

Key facts

• Led smart mirrors
• Recessed fireplace
• Smart ceiling fans

Tags

• OPEN-CONCEPT LAYOUT
• DELUXE VESSEL-SINK BASINS
• PREMIUM CUPWASH STATIONS
• LED SMART MIRRORS
• SMART CEILING FANS
• RECESSED FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (22.8% below list).
• Recommended offer: $185k (22.8% 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; 4 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).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 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.

Recommended offer $185,330 (22.8% 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 99 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 10.8

CMA / ARV

• ARV (median comp): $235,181
• List price: $239,990
• Delta: 2.04%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Azalea Way #54	0.00mi	3/2.5	1,415 (-0%)	1mo	$240,990	$170	99
117 Meadowview Dr	0.02mi	3/2.5	1,417 (0%)	1mo	$229,990	$162	98
123 Meadowview Dr #15	0.02mi	3/2.5	1,415 (-0%)	1mo	$231,990	$164	98
103 Meadowview Dr	0.04mi	3/2.5	1,415 (-0%)	1mo	$233,990	$165	97
101 Meadowview Dr	0.05mi	3/2.5	1,417 (0%)	2mo	$240,000	$169	96
503 Azalea Way	0.04mi	3/2.5	1,415 (-0%)	6mo	$236,990	$167	93
501 Azalea Way	0.07mi	3/2.5	1,415 (-0%)	6mo	$246,990	$175	91
507 Azalea Way #52	0.08mi	3/2.5	1,415 (-0%)	6mo	$240,490	$170	91
245 Ivey Ter	0.07mi	3/2.5	1,417 (0%)	11mo	$229,990	$162	88
241 Ivey Ter	0.07mi	3/2.5	1,417 (0%)	11mo	$239,990	$169	88
249 Ivey Ter	0.08mi	3/2.5	1,417 (0%)	11mo	$229,990	$162	87

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $112,043
• Equity at exit: $216,202

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $344,872
• Equity at exit: $466,248

Cash invested: $67,197 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-294

Break-even live

Break-even rent $2,226

Max offer price $197,388

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-211	+0% $-294	+5% $-377	+10% $-460
Rent	-10% $-441	-5% $-368	+0% $-294	+5% $-221	+10% $-148
Rate	-1.0pp $-174	-0.5pp $-233	base $-294	+0.5pp $-357	+1.0pp $-420

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Ali St Temple, GA	4.0	2.0	1608	$1,789	$1.11	0d	1	0.33mi
206 Randa Run Temple, GA	3.0	2.5	1600	$1,295	$0.81	17d	1	1.19mi
207 Randa Run Temple, GA	3.0	2.5	1600	$1,395	$0.87	46d	1	1.19mi
24 Country Pl Temple, GA	3.0	2.0	1248	$2,850	$2.28	45d	1	1.47mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 22 events

1. 2026-06-21
   days on market $239,990 Active 99 DOM
2. 2026-06-18
   days on market $239,990 Active 96 DOM
3. 2026-06-17
   days on market $239,990 Active 95 DOM
4. 2026-06-16
   days on market $239,990 Active 94 DOM
5. 2026-06-15
   days on market $239,990 Active 93 DOM
6. 2026-06-13
   days on market $239,990 Active 91 DOM
7. 2026-06-09
   days on market $239,990 Active 87 DOM
8. 2026-06-08
   days on market $239,990 Active 86 DOM
9. 2026-06-07
   days on market $239,990 Active 85 DOM
10. 2026-06-04
    days on market $239,990 Active 82 DOM
11. 2026-06-03
    days on market $239,990 Active 81 DOM
12. 2026-06-02
    days on market $239,990 Active 80 DOM
13. 2026-06-01
    days on market $239,990 Active 79 DOM
14. 2026-05-31
    days on market $239,990 Active 78 DOM
15. 2026-05-18
    listed $239,990 New 645-char remark

    Show marketing remark (645 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home! Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

16. 2026-04-16
    price $242,440 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

17. 2026-03-14
    listed $239,990 Active
18. 2026-02-23
    status Active 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

19. 2026-02-23
    historical 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

20. 2026-02-13
    price $239,990 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

21. 2026-01-28
    price $249,990 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

22. 2025-11-13
    listed $251,490 Active 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,240
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$1,200
• − Depreciation: −$6,982
• Taxable loss: −$7,743
• Est. tax savings @ 24.0%: +$1,858
• After-tax cash flow: $-1,675/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern townhome in Azalea Hills is move-in ready with excellent condition and smart home features, ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home features — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home features — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.6% since first listed

8 events — show timeline

• 2026-05-18 Listed $239,990 GAMLS
• 2026-04-16 Price Changed $242,440 Zillow
• 2026-03-14 Listed $239,990 FMLS
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-02-13 Price Changed $239,990 Zillow
• 2026-01-28 Price Changed $249,990 Zillow
• 2025-11-13 Listed $251,490 Zillow