610 E Johnson St · Temple, GA 30179

$225,000

5 bd · 1.5 ba · 1,708 sqft · SingleFamily public records · 77 Days on market

Built 1900 4.00 ac lot $132/sqft · 29% below area Est $318k · 29% 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 +20.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Do you remember that feeling of grandma and grandpas's house back when you were a child? Where all of the stress and the weight of the world disappeared as soon as you stepped out of the car? This property will bring that feeling back! Step back in time with this charming 1900 farmhouse situated on 4 beautiful acres inside the city limits of Temple. Offering 3 bedrooms with the potential for a 4th and 3 full baths, this home is full of character and ready for someone to bring it back to life. With a little TLC, it could be the perfect blend of historic charm and modern living. The land features excellent topography, giving you usable space and endless possibilities. Enjoy the peaceful farmhouse lifestyle while still being just minutes from downtown Temple.

Key facts

• 4 beautiful acres
• Excellent topography
• 1900 farmhouse

Tags

• 1900 FARMHOUSE
• 4 BEAUTIFUL ACRES
• EXCELLENT TOPOGRAPHY
• MINUTES FROM DOWNTOWN TEMPLE

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools D-, 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.
• Market conditions: 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 37% 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $225k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $317,586
• List price: $225,000
• Delta: -29.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
591 East Johnson St	0.05mi	4/4.0 (-1)	1,901 (+11%)	8mo	$150,000	$79	58
179 Waters Edge Pkwy	0.12mi	4/2.0 (-1)	1,926 (+13%)	24mo	$299,900	$156	46
131 Deer Xing	0.56mi	4/2.5 (-1)	1,800 (+5%)	13mo	$295,000	$164	45
131 Deer Xing Lot 82	0.56mi	4/2.5 (-1)	1,800 (+5%)	13mo	$295,000	$164	45
108 Deer Xing Lot 3	0.60mi	4/2.5 (-1)	1,856 (+9%)	6mo	$325,000	$175	44
100 Deer Xing	0.63mi	4/2.5 (-1)	1,800 (+5%)	12mo	$290,900	$162	42
100 Deer Xing Lot 1	0.63mi	4/2.5 (-1)	1,800 (+5%)	12mo	$290,900	$162	42
127 Deer Xing Lot 83	0.55mi	4/2.5 (-1)	1,856 (+9%)	13mo	$309,900	$167	40
127 Deer Xing	0.55mi	4/2.5 (-1)	1,856 (+9%)	13mo	$309,900	$167	40
140 Maplewood Dr	0.40mi	4/2.0 (-1)	1,451 (-15%)	12mo	$292,000	$201	39
149 Creek Crossing Ln	0.74mi	4/2.5 (-1)	1,494 (-12%)	8mo	$310,000	$207	29

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $142,337
• Equity at exit: $202,698

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $403,691
• Equity at exit: $437,126

Cash invested: $63,000 (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: 189
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $310

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 82%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	44d	1	0.20mi
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	44d	1	0.51mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	13d	1	0.55mi
186 S Red Oak Way Temple, GA	4.0	3.0	1736	$1,790	$1.03	44d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 77 DOM
2. 2026-06-17
   days on market $225,000 Active 76 DOM
3. 2026-06-16
   days on market $225,000 Active 75 DOM
4. 2026-06-15
   days on market $225,000 Active 74 DOM
5. 2026-06-13
   days on market $225,000 Active 72 DOM
6. 2026-06-09
   days on market $225,000 Active 68 DOM
7. 2026-06-08
   days on market $225,000 Active 67 DOM
8. 2026-06-07
   days on market $225,000 Active 66 DOM
9. 2026-06-04
   days on market $225,000 Active 63 DOM
10. 2026-06-03
    days on market $225,000 Active 62 DOM
11. 2026-06-02
    days on market $225,000 Active 61 DOM
12. 2026-06-01
    days on market $225,000 Active 60 DOM
13. 2026-05-31
    days on market $225,000 Active 59 DOM
14. 2026-05-07
    price $230,000 767-char remark

    Show marketing remark (767 chars)

    Do you remember that feeling of grandma and grandpas's house back when you were a child? Where all of the stress and the weight of the world disappeared as soon as you stepped out of the car? This property will bring that feeling back! Step back in time with this charming 1900 farmhouse situated on 4 beautiful acres inside the city limits of Temple. Offering 3 bedrooms with the potential for a 4th and 3 full baths, this home is full of character and ready for someone to bring it back to life. With a little TLC, it could be the perfect blend of historic charm and modern living. The land features excellent topography, giving you usable space and endless possibilities. Enjoy the peaceful farmhouse lifestyle while still being just minutes from downtown Temple.

15. 2026-03-31
    listed $235,000 New 767-char remark

    Show marketing remark (767 chars)

    Do you remember that feeling of grandma and grandpas's house back when you were a child? Where all of the stress and the weight of the world disappeared as soon as you stepped out of the car? This property will bring that feeling back! Step back in time with this charming 1900 farmhouse situated on 4 beautiful acres inside the city limits of Temple. Offering 3 bedrooms with the potential for a 4th and 3 full baths, this home is full of character and ready for someone to bring it back to life. With a little TLC, it could be the perfect blend of historic charm and modern living. The land features excellent topography, giving you usable space and endless possibilities. Enjoy the peaceful farmhouse lifestyle while still being just minutes from downtown Temple.

16. 1999-06-11
    soldstatus $61,456

ⓘ 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 · 18 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: $28,332
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$6,545
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $3,687/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

+274.3% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $230,000 GAMLS
• 2026-03-31 Listed $235,000 GAMLS
• 1999-06-11 Sold (Public Records) $61,456 Public Records

Property tax history

-5.0%/yr

Latest (2025): $348 · -0.3% YoY. Source: county tax records.