117 E Woodland Mnr · Temple, GA 30179

$305,000

3 bd · 3.0 ba · 1,391 sqft · SingleFamily public records · 25 Days on market

Built 2004 0.30 ac lot Est $267k · 14% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0
• ARV discount +1.1/15.0

Listing remarks MLS

Discover 117 E Woodland Mnr, recently updated with fresh interior paint and partial flooring replacement throughout. A fireplace marks the living area. The primary bedroom includes a walk in closet, while its bathroom has double sinks and a separate tub and shower. A deck extends the outdoor living space. This updated residence provides exceptional comfort and thoughtful design.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Walk in closet
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• FIREPLACE
• WALK IN CLOSET
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER

Property features AI

Exterior

• Parking: Garage parking; Two garage spaces
• Utilities: Public water; Public sewer; Electric service (110 volts); Electricity available; Sewer available
• Home design: One level (single-story); Resale property; Lot identified as HSE/LOT 53 DEER CREEK T15/19
• Construction: Brick veneer and vinyl siding exterior; Composition roof; Pillar/post/pier foundation; Built with resale condition
• Exterior features: Other exterior features; Vinyl fencing; Paved road access

Interior

• Kitchen: Pantry; Other surface countertops; Dishwasher; Electric range; Microwave
• Bedrooms: Three upper bedrooms; One lower bedroom; Split bedroom plan
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms; Master bathroom includes skylights and other features
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Finished basement; No shared/common walls; Other interior features
• Laundry & utility: Laundry area in garage; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (35.2% below list).
• Recommended offer: $198k (35.2% 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: Providence Elementary School (math 40% / reading 35%, grade F, #474 of 1,228 statewide, top 39%, 528 students, 56% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 25 days — a 2% lower offer ($300k) 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: 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 $197,528 (35.2% 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: 0.65% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $267,072
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 River Bluff Dr	0.20mi	3/2.0	1,338 (-4%)	5mo	$257,500	$192	76
116 Carroll St	0.15mi	3/2.0	1,464 (+5%)	12mo	$275,000	$188	70
149 Creek Crossing Ln	0.10mi	4/2.5 (+1)	1,494 (+7%)	8mo	$310,000	$207	69
95 Rome St	0.36mi	3/2.0	1,500 (+8%)	6mo	$325,000	$217	61
336 Spruce Creek Ln	0.39mi	3/2.0	1,280 (-8%)	7mo	$275,000	$215	58
45 Carroll St	0.29mi	3/2.0	1,238 (-11%)	11mo	$211,000	$170	55
365 Rainey Rd	0.48mi	3/2.0	1,216 (-13%)	1mo	$275,300	$226	51
65 Sage St	0.63mi	3/2.0	1,297 (-7%)	9mo	$225,000	$173	48
101 Maplewood Dr	0.64mi	3/2.0	1,334 (-4%)	23mo	$225,000	$169	40
280 Waters Edge Pkwy	0.74mi	3/2.0	1,540 (+11%)	20mo	$260,000	$169	27

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $141,215
• Equity at exit: $274,768

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $435,248
• Equity at exit: $592,548

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: 191
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-390

Break-even live

Break-even rent $2,469

Max offer price $236,134

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-304	+0% $-390	+5% $-476	+10% $-562
Rent	-10% $-546	-5% $-468	+0% $-390	+5% $-312	+10% $-234
Rate	-1.0pp $-236	-0.5pp $-312	base $-390	+0.5pp $-469	+1.0pp $-549

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	14d	1	0.23mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	14d	1	0.41mi
241 Amy Blvd Temple, GA	3.0	2.0	1819	$1,729	$0.95	45d	1	1.26mi
425 Hannah Dr Temple, GA	3.0	2.0	1275	$1,645	$1.29	22d	1	1.28mi
206 Randa Run Temple, GA	3.0	2.5	1600	$1,295	$0.81	17d	1	1.31mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	21d	1	1.32mi
207 Randa Run Temple, GA	3.0	2.5	1600	$1,395	$0.87	46d	1	1.33mi
514 Willow Creek Dr Temple, GA	3.0	2.5	1284	$1,625	$1.27	14d	1	1.39mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	45d	1	1.42mi

Listing history 25 events

1. 2026-06-21
   days on market $305,000 Active 25 DOM
2. 2026-06-18
   days on market $305,000 Active 22 DOM
3. 2026-06-17
   days on market $305,000 Active 21 DOM
4. 2026-06-16
   days on market $305,000 Active 20 DOM
5. 2026-06-15
   days on market $305,000 Active 19 DOM
6. 2026-06-13
   days on market $305,000 Active 17 DOM
7. 2026-06-09
   days on market $305,000 Active 13 DOM
8. 2026-06-08
   days on market $305,000 Active 12 DOM
9. 2026-06-07
   days on market $305,000 Active 11 DOM
10. 2026-06-04
    days on market $305,000 Active 8 DOM
11. 2026-06-03
    days on market $305,000 Active 7 DOM
12. 2026-06-02
    days on market $305,000 Active 6 DOM
13. 2026-06-01
    days on market $305,000 Active 5 DOM
14. 2026-05-31
    days on market $305,000 Active 4 DOM
15. 2026-05-28
    listed $305,000 New 435-char remark

    Show marketing remark (435 chars)

    Discover 117 E Woodland Mnr, recently updated with fresh interior paint and partial flooring replacement throughout. A fireplace marks the living area. The primary bedroom includes a walk in closet, while its bathroom has double sinks and a separate tub and shower. A deck extends the outdoor living space. This updated residence provides exceptional comfort and thoughtful design.. Included 100-Day Home Warranty with buyer activation

16. 2026-05-28
    listed $305,000 Active

    Show marketing remark (435 chars)

    Discover 117 E Woodland Mnr, recently updated with fresh interior paint and partial flooring replacement throughout. A fireplace marks the living area. The primary bedroom includes a walk in closet, while its bathroom has double sinks and a separate tub and shower. A deck extends the outdoor living space. This updated residence provides exceptional comfort and thoughtful design.. Included 100-Day Home Warranty with buyer activation

17. 2026-05-04
    soldstatus $278,200
18. 2018-10-24
    soldstatus $165,000 Sold 245-char remark

    Show marketing remark (245 chars)

    Big split foyer in back of quiet neighborhood. Split bedroom plan. Large great room with fireplace. Laundry on main level. Big kitchen. Double vanities in master. New carpet and paint. Move in ready. 2 nice finished rooms down with 3rd full bath

19. 2018-10-24
    soldstatus $165,000

    Show marketing remark (245 chars)

    Big split foyer in back of quiet neighborhood. Split bedroom plan. Large great room with fireplace. Laundry on main level. Big kitchen. Double vanities in master. New carpet and paint. Move in ready. 2 nice finished rooms down with 3rd full bath

20. 2018-09-01
    status Under Contract 245-char remark

    Show marketing remark (245 chars)

    Big split foyer in back of quiet neighborhood. Split bedroom plan. Large great room with fireplace. Laundry on main level. Big kitchen. Double vanities in master. New carpet and paint. Move in ready. 2 nice finished rooms down with 3rd full bath

21. 2018-08-27
    listed $169,900 New 245-char remark

    Show marketing remark (245 chars)

    Big split foyer in back of quiet neighborhood. Split bedroom plan. Large great room with fireplace. Laundry on main level. Big kitchen. Double vanities in master. New carpet and paint. Move in ready. 2 nice finished rooms down with 3rd full bath

22. 2012-12-06
    historical
23. 2012-12-04
    status Back On Market
24. 2008-09-22
    historical
25. 2008-06-02
    listed $155,000

ⓘ 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: $2,685 · $224/mo
• Projected year-2 tax: $2,806 · $234/mo
• Expected delta: +$121/yr (+$10/mo · 4.5%)

ⓘ 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 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: $23,703
• − Mortgage interest: −$17,085
• − Property taxes: −$2,685
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$8,873
• Taxable loss: −$10,257
• Est. tax savings @ 24.0%: +$2,462
• After-tax cash flow: $-2,216/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

+96.8% since first listed

11 events — show timeline

• 2026-05-28 Listed $305,000 FMLS
• 2026-05-28 Listed $305,000 GAMLS
• 2026-05-04 Sold (Public Records) $278,200 Public Records
• 2018-10-24 Sold (Public Records) $165,000 Public Records
• 2018-10-24 Sold (MLS) $165,000 GAMLS
• 2018-09-01 Pending — GAMLS
• 2018-08-27 Listed $169,900 GAMLS
• 2012-12-06 Listing Removed — GAMLS
• 2012-12-04 Relisted — GAMLS
• 2008-09-22 Listing Removed — GAMLS
• 2008-06-02 Listed $155,000 GAMLS

Property tax history

+1.7%/yr

Latest (2025): $2,685 · +2.8% YoY. Source: county tax records.