125 Meadowview Dr · Temple, GA 30179

$239,990

3 bd · 2.5 ba · 1,417 sqft · Townhouse · 44 Days on market

Built 2025 $100/mo HOA · 6% of rent

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Why this score? — see what drove the D 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
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Enhance your living experience with the new Jordan Plan on , Lot 14 designed to maximize space and comfort. The modern, open-concept layout on the first floor is ideal for both relaxation and entertaining. The primary suite is thoughtfully situated on the second level, providing a serene retreat. Upstairs, you'll also find two additional bedrooms, a loft area, a generous laundry room, and plenty of storage. Be sure to explore the sleek kitchen and the expansive family room that complete this exceptional home! Azalea Hills is one of the newest communities located in Temple, GA. Azalea Hills redefines modern living with thoughtfully designed townhomes that offer luxury features at an affordab

Key facts

• Plenty of storage
• Primary suite
• Loft area

Tags

• OPEN-CONCEPT LAYOUT
• PRIMARY SUITE
• LOFT AREA
• GENEROUS LAUNDRY ROOM
• PLENTY OF STORAGE
• SLEEK KITCHEN

Property features AI

Finance

• Financial info: Part of a community with 56 total units
• HOA & community: Homeowners association with annual fee of $1,200; Association covers grounds and structure maintenance; Community amenities include a playground

Exterior

• Parking: Attached garage (1 garage space); Total of 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Two-level home; New construction; End unit townhouse-style condominium; Fee simple ownership
• Construction: Cement siding and concrete construction; Composition roof; Slab foundation
• Exterior features: Private yard

Interior

• Kitchen: Kitchen island; Pantry; Open view to family room; Dishwasher; Microwave
• Bedrooms: Three upstairs bedrooms; Split bedroom plan
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with bidet and double vanity
• Heating & cooling: Central heating (electric) with zoned controls; Central air; Ceiling fans
• Interior features: Disappearing attic stairs; Double vanities; 9 ft ceilings on main, lower and upper levels; High-speed internet; Insulated windows; Shutters; End unit
• Laundry & utility: Upper-level laundry in a laundry closet

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $240,890.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (24.8% below list).
• Recommended offer: $180k (24.8% 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: 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,484 (24.8% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $240,890
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Meadowview Dr	0.00mi	3/2.5	1,417 (0%)	1mo	$239,990	$169	99
509 Azalea Way #53	0.00mi	3/2.5	1,415 (-0%)	4mo	$239,990	$170	97
515 Azalea Way #56	0.00mi	3/2.5	1,415 (-0%)	6mo	$245,490	$173	95

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $109,698
• Equity at exit: $217,013

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $340,194
• Equity at exit: $467,996

Cash invested: $67,449 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$1,263
• Tax est. 1.5%: −$301 /mo · $3,613/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-339

Break-even live

Break-even rent $2,234

Max offer price $191,849

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-256	+0% $-339	+5% $-422	+10% $-505
Rent	-10% $-481	-5% $-410	+0% $-339	+5% $-268	+10% $-196
Rate	-1.0pp $-218	-0.5pp $-278	base $-339	+0.5pp $-401	+1.0pp $-465

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: $60,222
• Closing costs: $7,227
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Governor Ln Temple, GA	3.0	2.0	1565	$1,600	$1.02	45d	1	1.07mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-03-14
   listed $239,990 Active

ⓘ 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 5/10 Major
• 🌡 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: $21,658
• − Mortgage interest: −$13,494
• − Property taxes: −$3,613
• − Insurance: −$1,204
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − HOA: −$1,200
• − Depreciation: −$7,008
• Taxable loss: −$8,326
• Est. tax savings @ 24.0%: +$1,998
• After-tax cash flow: $-2,069/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

• 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

2 events — show timeline

• 2026-04-27 Pending — FMLS
• 2026-03-14 Listed $239,990 FMLS