725 Sinclair Ln · Temple, GA 30179

$319,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 1 Days on market

Built 2026 $35/mo HOA · 2% of rent ↓ 5% since listing

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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 +7.3/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Move-in Ready! The Coleman floor plan by Smith Douglas Homes now available in the Evergreen at Lakeside community in Temple, Georgia. This thoughtfully designed new construction home offers modern style, functional living, and exceptional value in a growing West Georgia location known for its small-town charm and easy access to Metro Atlanta. Upon entry, The Coleman welcomes guests with a wide foyer that opens to a dining room, ideal for hosting. The foyer flows seamlessly into a spacious open-concept living, dining, and kitchen area, perfect for entertaining or everyday living. The large eat-in kitchen features Quartz countertops, upgraded cabinetry with crown molding, a center island, and stainless steel appliances, all overlooking the family room with a stylish linear fireplace. Luxury Vinyl Plank flooring extends throughout the entire main level, combining durability with modern design. Step outside to a rear patio, offering ample space for outdoor dining, grilling, or relaxing with family and friends. An elegant open iron staircase leads to the second level, where you'll find a spacious primary suite with a private bath featuring a large tiled shower and marble countertops. Three additional generously sized bedrooms, a shared hall bath with marble counters, and a convenient upstairs laundry room complete the upper level. Large closets throughout the home provide exceptional storage, while 9-foot ceilings on both floors enhance the open, airy feel. Located in Evergreen at Lakeside in Temple, GA, this Smith Douglas Homes community offers convenient access to I-20, shopping, dining, and everyday essentials, while remaining close to outdoor recreation and local parks. Temple is a popular choice for buyers seeking new homes near Atlanta with affordability, space, and community appeal. Photos are of the actual Seller incentives available with use of preferred lender.

Key facts

• Quartz countertops
• Large eat-in kitchen
• Upgraded cabinetry

Tags

• COLEMAN FLOOR PLAN
• LARGE EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• UPGRADED CABINETRY
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $319,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,056.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (29.5% below list).
• Recommended offer: $226k (29.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $225,551 (29.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $312,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Nottely Dr	0.17mi	4/2.5	2,053 (0%)	8mo	$319,900	$156	85
171 Ivey Lake Pkwy	0.23mi	4/3.0	2,059 (+0%)	7mo	$313,400	$152	81
102 Streambank Ct	0.38mi	4/2.5	2,091 (+2%)	4mo	$341,000	$163	76
107 Deer Xing Lot 88	0.39mi	4/2.5	2,204 (+7%)	7mo	$292,900	$133	64
284 Ivey Lake Pkwy	0.32mi	4/2.0	2,227 (+8%)	7mo	$335,000	$150	63
108 Deer Xing Lot 3	0.35mi	4/2.5	1,856 (-10%)	6mo	$325,000	$175	63
121 Creek Crossing Ln	0.30mi	3/3.0 (-1)	2,187 (+6%)	8mo	$340,000	$155	62
130 Carroll St	0.38mi	3/2.0 (-1)	1,832 (-11%)	2mo	$265,000	$145	56
167 Waters Edge Pkwy	0.51mi	4/2.5	2,257 (+10%)	4mo	$317,000	$140	56
248 Waters Edge Pkwy	0.52mi	4/2.5	2,290 (+12%)	6mo	$324,900	$142	52
591 East Johnson St	0.67mi	4/4.0	1,901 (-7%)	8mo	$150,000	$79	44
96 Rome St	0.73mi	4/2.5	1,786 (-13%)	3mo	$329,000	$184	42

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $143,916
• Equity at exit: $281,125

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $444,439
• Equity at exit: $606,256

Cash invested: $87,376 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,681/yr
• Insurance: −$130
• HOA: −$35
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-410

Break-even live

Break-even rent $2,774

Max offer price $252,772

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-302	+0% $-410	+5% $-518	+10% $-625
Rent	-10% $-588	-5% $-499	+0% $-410	+5% $-321	+10% $-232
Rate	-1.0pp $-253	-0.5pp $-330	base $-410	+0.5pp $-491	+1.0pp $-573

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: $78,014
• Closing costs: $9,362
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Ivey Lake Pkwy Temple, GA	4.0	2.5	2210	$2,100	$0.95	45d	1	0.29mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	14d	1	0.44mi
142 Waters Edge Pkwy Temple, GA	4.0	2.5	2185	$1,999	$0.91	45d	1	0.45mi
321 Sue Ct Temple, GA	4.0	3.0	1621	$2,111	$1.30	14d	1	0.47mi
215 Waters Edge Pkwy Temple, GA	4.0	2.5	2290	$2,099	$0.92	26d	1	0.50mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	45d	1	1.11mi
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	21d	1	1.34mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 16 events

1. 2026-04-24
   status Under Contract 1899-char remark

   Show marketing remark (1899 chars)

   Move-in Ready! The Coleman floor plan by Smith Douglas Homes now available in the Evergreen at Lakeside community in Temple, Georgia. This thoughtfully designed new construction home offers modern style, functional living, and exceptional value in a growing West Georgia location known for its small-town charm and easy access to Metro Atlanta. Upon entry, The Coleman welcomes guests with a wide foyer that opens to a dining room, ideal for hosting. The foyer flows seamlessly into a spacious open-concept living, dining, and kitchen area, perfect for entertaining or everyday living. The large eat-in kitchen features Quartz countertops, upgraded cabinetry with crown molding, a center island, and stainless steel appliances, all overlooking the family room with a stylish linear fireplace. Luxury Vinyl Plank flooring extends throughout the entire main level, combining durability with modern design. Step outside to a rear patio, offering ample space for outdoor dining, grilling, or relaxing with family and friends. An elegant open iron staircase leads to the second level, where you'll find a spacious primary suite with a private bath featuring a large tiled shower and marble countertops. Three additional generously sized bedrooms, a shared hall bath with marble counters, and a convenient upstairs laundry room complete the upper level. Large closets throughout the home provide exceptional storage, while 9-foot ceilings on both floors enhance the open, airy feel. Located in Evergreen at Lakeside in Temple, GA, this Smith Douglas Homes community offers convenient access to I-20, shopping, dining, and everyday essentials, while remaining close to outdoor recreation and local parks. Temple is a popular choice for buyers seeking new homes near Atlanta with affordability, space, and community appeal. Photos are of the actual Seller incentives available with use of preferred lender.

2. 2026-04-24
   status Pending

   Show marketing remark (1899 chars)

   Move-in Ready! The Coleman floor plan by Smith Douglas Homes now available in the Evergreen at Lakeside community in Temple, Georgia. This thoughtfully designed new construction home offers modern style, functional living, and exceptional value in a growing West Georgia location known for its small-town charm and easy access to Metro Atlanta. Upon entry, The Coleman welcomes guests with a wide foyer that opens to a dining room, ideal for hosting. The foyer flows seamlessly into a spacious open-concept living, dining, and kitchen area, perfect for entertaining or everyday living. The large eat-in kitchen features Quartz countertops, upgraded cabinetry with crown molding, a center island, and stainless steel appliances, all overlooking the family room with a stylish linear fireplace. Luxury Vinyl Plank flooring extends throughout the entire main level, combining durability with modern design. Step outside to a rear patio, offering ample space for outdoor dining, grilling, or relaxing with family and friends. An elegant open iron staircase leads to the second level, where you'll find a spacious primary suite with a private bath featuring a large tiled shower and marble countertops. Three additional generously sized bedrooms, a shared hall bath with marble counters, and a convenient upstairs laundry room complete the upper level. Large closets throughout the home provide exceptional storage, while 9-foot ceilings on both floors enhance the open, airy feel. Located in Evergreen at Lakeside in Temple, GA, this Smith Douglas Homes community offers convenient access to I-20, shopping, dining, and everyday essentials, while remaining close to outdoor recreation and local parks. Temple is a popular choice for buyers seeking new homes near Atlanta with affordability, space, and community appeal. Photos are of the actual Seller incentives available with use of preferred lender.

3. 2026-04-23
   listed $319,900 New 1899-char remark

   Show marketing remark (1899 chars)

   Move-in Ready! The Coleman floor plan by Smith Douglas Homes now available in the Evergreen at Lakeside community in Temple, Georgia. This thoughtfully designed new construction home offers modern style, functional living, and exceptional value in a growing West Georgia location known for its small-town charm and easy access to Metro Atlanta. Upon entry, The Coleman welcomes guests with a wide foyer that opens to a dining room, ideal for hosting. The foyer flows seamlessly into a spacious open-concept living, dining, and kitchen area, perfect for entertaining or everyday living. The large eat-in kitchen features Quartz countertops, upgraded cabinetry with crown molding, a center island, and stainless steel appliances, all overlooking the family room with a stylish linear fireplace. Luxury Vinyl Plank flooring extends throughout the entire main level, combining durability with modern design. Step outside to a rear patio, offering ample space for outdoor dining, grilling, or relaxing with family and friends. An elegant open iron staircase leads to the second level, where you'll find a spacious primary suite with a private bath featuring a large tiled shower and marble countertops. Three additional generously sized bedrooms, a shared hall bath with marble counters, and a convenient upstairs laundry room complete the upper level. Large closets throughout the home provide exceptional storage, while 9-foot ceilings on both floors enhance the open, airy feel. Located in Evergreen at Lakeside in Temple, GA, this Smith Douglas Homes community offers convenient access to I-20, shopping, dining, and everyday essentials, while remaining close to outdoor recreation and local parks. Temple is a popular choice for buyers seeking new homes near Atlanta with affordability, space, and community appeal. Photos are of the actual Seller incentives available with use of preferred lender.

4. 2026-04-23
   listed $319,900 Active

   Show marketing remark (1899 chars)

   Move-in Ready! The Coleman floor plan by Smith Douglas Homes now available in the Evergreen at Lakeside community in Temple, Georgia. This thoughtfully designed new construction home offers modern style, functional living, and exceptional value in a growing West Georgia location known for its small-town charm and easy access to Metro Atlanta. Upon entry, The Coleman welcomes guests with a wide foyer that opens to a dining room, ideal for hosting. The foyer flows seamlessly into a spacious open-concept living, dining, and kitchen area, perfect for entertaining or everyday living. The large eat-in kitchen features Quartz countertops, upgraded cabinetry with crown molding, a center island, and stainless steel appliances, all overlooking the family room with a stylish linear fireplace. Luxury Vinyl Plank flooring extends throughout the entire main level, combining durability with modern design. Step outside to a rear patio, offering ample space for outdoor dining, grilling, or relaxing with family and friends. An elegant open iron staircase leads to the second level, where you'll find a spacious primary suite with a private bath featuring a large tiled shower and marble countertops. Three additional generously sized bedrooms, a shared hall bath with marble counters, and a convenient upstairs laundry room complete the upper level. Large closets throughout the home provide exceptional storage, while 9-foot ceilings on both floors enhance the open, airy feel. Located in Evergreen at Lakeside in Temple, GA, this Smith Douglas Homes community offers convenient access to I-20, shopping, dining, and everyday essentials, while remaining close to outdoor recreation and local parks. Temple is a popular choice for buyers seeking new homes near Atlanta with affordability, space, and community appeal. Photos are of the actual Seller incentives available with use of preferred lender.

5. 2026-04-22
   historical
6. 2026-04-22
   historical
7. 2026-04-07
   price $319,900
8. 2026-04-07
   price $319,900
9. 2026-02-20
   price $325,900
10. 2026-02-20
    price $325,900
11. 2026-01-19
    price $335,900
12. 2026-01-19
    price $335,900
13. 2026-01-15
    price $334,900
14. 2026-01-15
    price $334,900
15. 2026-01-06
    listed $336,455 New
16. 2026-01-06
    listed $336,455 Active

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

Taxation est. · year 1

• Rental income: $27,066
• − Mortgage interest: −$17,480
• − Property taxes: −$4,681
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$420
• − Depreciation: −$9,078
• Taxable loss: −$10,484
• Est. tax savings @ 24.0%: +$2,516
• After-tax cash flow: $-2,400/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

-4.9% since first listed

16 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-04-24 Pending — FMLS
• 2026-04-23 Listed $319,900 FMLS
• 2026-04-23 Listed $319,900 GAMLS
• 2026-04-22 Listing Removed — FMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-04-07 Price Changed $319,900 GAMLS
• 2026-04-07 Price Changed $319,900 FMLS
• 2026-02-20 Price Changed $325,900 GAMLS
• 2026-02-20 Price Changed $325,900 FMLS
• 2026-01-19 Price Changed $335,900 FMLS
• 2026-01-19 Price Changed $335,900 GAMLS
• 2026-01-15 Price Changed $334,900 GAMLS
• 2026-01-15 Price Changed $334,900 FMLS
• 2026-01-06 Listed $336,455 FMLS
• 2026-01-06 Listed $336,455 GAMLS