384 Double D Rd · Temple, GA 30179

$199,999

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 32 Days on market

Built 2006 5.14 ac lot

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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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Awesome Temple Home For Sale Or Trade! * * Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome to your own private retreat! Nestled on 5.14 beautiful acres, this well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and nature. With two scenic creeks flowing through the property, you'll enjoy a peaceful setting that's hard to find. Step inside to a spacious and inviting floor plan featuring approximately 1,650 square feet of living space. The large eat-in kitchen provides plenty of room for gathering, while the expansive family room flows seamlessly into the dining area, ideal for entertaining or everyday living. The primary suite offers a relaxing

Key facts

• Two scenic creeks
• Large eat-in kitchen
• 5.14 acres

Tags

• 5.14 ACRES
• TWO SCENIC CREEKS
• LARGE EAT-IN KITCHEN
• EXPANSIVE FAMILY ROOM
• PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot size approximately 5.14 acres; Listing accepts Cash, Conventional, FHA, USDA Loan, and VA Loan
• HOA & community: No HOA

Exterior

• Parking: 4 parking spaces; Kitchen-level parking features
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone service available
• Home design: Manufactured home / Single family residence; One story; Residential resale property
• Construction: Built in 2006; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Shed(s); Level, private lot

Interior

• Kitchen: Microwave; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Ceiling fan(s); Window unit(s) for cooling
• Interior features: Walk-in closet(s); One-level living; No common walls
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $198k (0.9% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 191 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $55k; list at $200k implies a 264% gain — meaningful room to come down on a strong offer.

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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $120,626
• Equity at exit: $180,175

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $346,104
• Equity at exit: $388,554

Cash invested: $56,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $183

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 86%

Sensitivity live

Price	-10% $321	-5% $252	+0% $183	+5% $114	+10% $45
Rent	-10% $27	-5% $105	+0% $183	+5% $262	+10% $340
Rate	-1.0pp $284	-0.5pp $234	base $183	+0.5pp $131	+1.0pp $79

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	21d	1	0.17mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	45d	1	0.28mi
269 Villa Rosa Way Temple, GA	3.0	2.0	1664	$1,925	$1.16	3d	1	0.39mi
273 Patriot Dr Temple, GA	3.0	2.0	1720	$2,100	$1.22	14d	1	0.51mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	45d	1	0.99mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	14d	1	1.00mi
215 Waters Edge Pkwy Temple, GA	4.0	2.5	2290	$2,099	$0.92	25d	1	1.04mi
24 Country Pl Temple, GA	3.0	2.0	1248	$2,850	$2.28	45d	1	1.07mi
186 S Red Oak Way Temple, GA	4.0	3.0	1736	$1,790	$1.03	45d	1	1.14mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	14d	1	1.22mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	45d	1	1.34mi
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	45d	1	1.40mi

Listing history 10 events

1. 2026-05-16
   status Under Contract
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-01
   listed $199,999 New
4. 2025-12-16
   historical
5. 2025-11-17
   price $194,995
6. 2025-11-03
   price $199,995
7. 2025-09-26
   price $209,995
8. 2025-09-16
   price $214,995
9. 2025-09-03
   listed $219,995 New
10. 2005-12-30
    soldstatus $55,000

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

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: $23,778
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,818
• Taxable loss: −$1,048
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $2,450/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: 43,013
• 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

+263.6% since first listed

10 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-04-17 Contingent — GAMLS
• 2026-04-01 Listed $199,999 GAMLS
• 2025-12-16 Listing Removed — GAMLS
• 2025-11-17 Price Changed $194,995 GAMLS
• 2025-11-03 Price Changed $199,995 GAMLS
• 2025-09-26 Price Changed $209,995 GAMLS
• 2025-09-16 Price Changed $214,995 GAMLS
• 2025-09-03 Listed $219,995 GAMLS
• 2005-12-30 Sold (Public Records) $55,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $395 · -0.6% YoY. Source: county tax records.