62 Mcclure Rd · Temple, GA 30179

$185,500

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 27 Days on market

Built 1972 1.61 ac lot $211/sqft · 19% below area Est $228k · 19% under

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Why this score? — see what drove the B- 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 +20.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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

Beautifully renovated ranch home featuring an open-concept layout on a stunning, level 1.6-acre lot. Enjoy peaceful nature views from the charming front porch or the spacious back deck in this secluded retreat. Located in an excellent school district, this home offers comfort, privacy, and convenience all in one.

Key facts

• Level 1.6-acre lot
• Front porch
• Nature views

Tags

• RENOVATED RANCH HOME
• OPEN-CONCEPT LAYOUT
• LEVEL 1.6-ACRE LOT
• NATURE VIEWS
• FRONT PORCH
• BACK DECK

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Parking: Three parking spaces; Driveway parking; Unassigned/open parking
• Utilities: Public water; Septic tank; Electricity available (110 volts); Phone available
• Home design: One-level home; Resale property; Frame construction with vinyl siding; Composition shingle roof; Block foundation
• Construction: Frame construction; Vinyl siding; Composition/shingle roof; Block foundation
• Exterior features: Rain gutters; Deck; Front porch; Accessible approach with ramp; County road frontage (dirt road)

Interior

• Kitchen: White cabinets; Laminate countertops; Dishwasher; Gas range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fans
• Interior features: Other interior features; Double-pane windows; No common walls
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $173k (7.0% below list).
• Recommended offer: $173k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 190 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 $20k of equity ($1k loan paydown + $19k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,502 (7.0% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $227,734
• List price: $185,500
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $115,746
• Equity at exit: $167,113

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $329,093
• Equity at exit: $360,386

Cash invested: $51,940 (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: 190
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$973
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $232

Break-even live

Break-even rent $1,431

Max offer price $185,500

Occupancy floor 82%

Sensitivity live

Price	-10% $337	-5% $285	+0% $232	+5% $180	+10% $127
Rent	-10% $96	-5% $164	+0% $232	+5% $300	+10% $368
Rate	-1.0pp $326	-0.5pp $279	base $232	+0.5pp $184	+1.0pp $135

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-02
   status $185,500 Pending 27 DOM
2. 2026-06-01
   days on market $185,500 Active Under Contract 27 DOM
3. 2026-05-31
   days on market $185,500 Active Under Contract 26 DOM
4. 2026-04-29
   listed $185,500 New 314-char remark

   Show marketing remark (314 chars)

   Beautifully renovated ranch home featuring an open-concept layout on a stunning, level 1.6-acre lot. Enjoy peaceful nature views from the charming front porch or the spacious back deck in this secluded retreat. Located in an excellent school district, this home offers comfort, privacy, and convenience all in one.

5. 2026-04-29
   listed $185,500 Active 314-char remark

   Show marketing remark (314 chars)

   Beautifully renovated ranch home featuring an open-concept layout on a stunning, level 1.6-acre lot. Enjoy peaceful nature views from the charming front porch or the spacious back deck in this secluded retreat. Located in an excellent school district, this home offers comfort, privacy, and convenience all in one.

6. 2024-03-18
   soldstatus $209,900
7. 2024-03-14
   soldstatus $209,900 Closed

   Show marketing remark (505 chars)

   Come visit this fully renovated ranch home with 3 bedrooms and 1 full bath, situated on 1.6 acres. Stepping into the freshly renovated space, you will notice the new LVP flooring, new lighting package, new water heater and fresh paint. The bathroom and kitchen were also completely updated. The exterior renovations include new vinyl siding, new roof, new rear deck as well as new exterior doors. The HVAC and ductwork was installed in 2022. It is conveniently located near shopping, restaurants and I-20.

8. 2024-03-14
   soldstatus $209,900 Sold

   Show marketing remark (505 chars)

   Come visit this fully renovated ranch home with 3 bedrooms and 1 full bath, situated on 1.6 acres. Stepping into the freshly renovated space, you will notice the new LVP flooring, new lighting package, new water heater and fresh paint. The bathroom and kitchen were also completely updated. The exterior renovations include new vinyl siding, new roof, new rear deck as well as new exterior doors. The HVAC and ductwork was installed in 2022. It is conveniently located near shopping, restaurants and I-20.

9. 2024-02-23
   status Pending

   Show marketing remark (505 chars)

   Come visit this fully renovated ranch home with 3 bedrooms and 1 full bath, situated on 1.6 acres. Stepping into the freshly renovated space, you will notice the new LVP flooring, new lighting package, new water heater and fresh paint. The bathroom and kitchen were also completely updated. The exterior renovations include new vinyl siding, new roof, new rear deck as well as new exterior doors. The HVAC and ductwork was installed in 2022. It is conveniently located near shopping, restaurants and I-20.

10. 2024-02-23
    status Under Contract

    Show marketing remark (505 chars)

    Come visit this fully renovated ranch home with 3 bedrooms and 1 full bath, situated on 1.6 acres. Stepping into the freshly renovated space, you will notice the new LVP flooring, new lighting package, new water heater and fresh paint. The bathroom and kitchen were also completely updated. The exterior renovations include new vinyl siding, new roof, new rear deck as well as new exterior doors. The HVAC and ductwork was installed in 2022. It is conveniently located near shopping, restaurants and I-20.

11. 2024-01-31
    listed $209,900 Active

    Show marketing remark (505 chars)

    Come visit this fully renovated ranch home with 3 bedrooms and 1 full bath, situated on 1.6 acres. Stepping into the freshly renovated space, you will notice the new LVP flooring, new lighting package, new water heater and fresh paint. The bathroom and kitchen were also completely updated. The exterior renovations include new vinyl siding, new roof, new rear deck as well as new exterior doors. The HVAC and ductwork was installed in 2022. It is conveniently located near shopping, restaurants and I-20.

12. 2024-01-31
    listed $209,900 New

    Show marketing remark (505 chars)

    Come visit this fully renovated ranch home with 3 bedrooms and 1 full bath, situated on 1.6 acres. Stepping into the freshly renovated space, you will notice the new LVP flooring, new lighting package, new water heater and fresh paint. The bathroom and kitchen were also completely updated. The exterior renovations include new vinyl siding, new roof, new rear deck as well as new exterior doors. The HVAC and ductwork was installed in 2022. It is conveniently located near shopping, restaurants and I-20.

13. 2022-09-14
    soldstatus $83,500 Sold
14. 2022-08-23
    status Under Contract
15. 2022-08-09
    listed $95,000 New
16. 1998-05-27
    soldstatus $35,500

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$740/yr (+$62/mo · 76.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $20,700
• − Mortgage interest: −$10,391
• − Property taxes: −$967
• − Insurance: −$928
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,396
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $2,856/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

+422.5% since first listed

16 events — show timeline

• 2026-06-01 Pending — FMLS
• 2026-05-22 Contingent — FMLS
• 2026-05-21 Contingent — GAMLS
• 2026-04-29 Listed $185,500 GAMLS
• 2026-04-29 Listed $185,500 FMLS
• 2024-03-18 Sold (Public Records) $209,900 Public Records
• 2024-03-14 Sold (MLS) $209,900 GAMLS
• 2024-03-14 Sold (MLS) $209,900 FMLS
• 2024-02-23 Pending — FMLS
• 2024-02-23 Pending — GAMLS
• 2024-01-31 Listed $209,900 GAMLS
• 2024-01-31 Listed $209,900 FMLS
• 2022-09-14 Sold (MLS) $83,500 GAMLS
• 2022-08-23 Pending — GAMLS
• 2022-08-09 Listed $95,000 GAMLS
• 1998-05-27 Sold (Public Records) $35,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $967 · -0.9% YoY. Source: county tax records.