401 Old Bremen Rd · Temple, GA 30179

$130,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 136 Days on market

Built 1988 0.76 ac lot $145/sqft · 42% below area Est $224k · 42% under ↓ 26% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• 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

3 Bedroom 2 Bath Bungalow with great rental potential Needs some repairs!! May qualify for renovation loan

Key facts

• Walking distance
• Flowing creek
• 1.39 acres

Tags

• 1.39 ACRES
• FLOWING CREEK
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.33% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $223,940
• List price: $130,000
• Delta: -41.95%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $102,842
• Equity at exit: $117,114

10-year hold

• IRR: 31.5%
• Equity multiple: 8.63×
• Total profit: $277,664
• Equity at exit: $252,561

Cash invested: $36,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $503

Break-even live

Break-even rent $1,089

Max offer price $130,000

Occupancy floor 66%

Sensitivity live

Price	-10% $577	-5% $540	+0% $503	+5% $466	+10% $429
Rent	-10% $367	-5% $435	+0% $503	+5% $571	+10% $639
Rate	-1.0pp $568	-0.5pp $536	base $503	+0.5pp $469	+1.0pp $435

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-31
   status $130,000 Pending 136 DOM
2. 2026-05-31
   days on market $130,000 Active 136 DOM
3. 2026-04-14
   price $130,000 108-char remark

   Show marketing remark (131 chars)

   3 Beds 2 Baths bungalow with great rental potential ! Home needs some repairs!! May qualify for renovation loan!! No blind offers

4. 2026-04-14
   price $130,000 131-char remark

   Show marketing remark (131 chars)

   3 Beds 2 Baths bungalow with great rental potential ! Home needs some repairs!! May qualify for renovation loan!! No blind offers

5. 2026-02-09
   price $145,000 108-char remark

   Show marketing remark (131 chars)

   3 Beds 2 Baths bungalow with great rental potential ! Home needs some repairs!! May qualify for renovation loan!! No blind offers

6. 2026-02-09
   price $145,000 131-char remark

   Show marketing remark (131 chars)

   3 Beds 2 Baths bungalow with great rental potential ! Home needs some repairs!! May qualify for renovation loan!! No blind offers

7. 2026-01-28
   price $160,000 108-char remark

   Show marketing remark (131 chars)

   3 Beds 2 Baths bungalow with great rental potential ! Home needs some repairs!! May qualify for renovation loan!! No blind offers

8. 2026-01-28
   price $160,000 131-char remark

   Show marketing remark (131 chars)

   3 Beds 2 Baths bungalow with great rental potential ! Home needs some repairs!! May qualify for renovation loan!! No blind offers

9. 2026-01-14
   listed $175,000 New 131-char remark

   Show marketing remark (108 chars)

   3 Bedroom 2 Bath Bungalow with great rental potential Needs some repairs!! May qualify for renovation loan

10. 2026-01-14
    listed $175,000 Active 108-char remark

    Show marketing remark (108 chars)

    3 Bedroom 2 Bath Bungalow with great rental potential Needs some repairs!! May qualify for renovation loan

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$498/yr (+$41/mo · 71.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $20,713
• − Mortgage interest: −$7,282
• − Property taxes: −$698
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,782
• Taxable income: $4,189
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $5,031/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

-25.7% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $130,000 FMLS
• 2026-04-14 Price Changed $130,000 GAMLS
• 2026-02-09 Price Changed $145,000 FMLS
• 2026-02-09 Price Changed $145,000 GAMLS
• 2026-01-28 Price Changed $160,000 FMLS
• 2026-01-28 Price Changed $160,000 GAMLS
• 2026-01-14 Listed $175,000 FMLS
• 2026-01-14 Listed $175,000 GAMLS

Property tax history

+8.1%/yr

Latest (2025): $698 · -0.9% YoY. Source: county tax records.