178 Rachel Blvd · Temple, GA 30179

$289,900

3 bd · 2.5 ba · 2,190 sqft · Other public records · 13 Days on market

Built 2006 0.70 ac lot

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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 +7.2/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0

Listing remarks MLS

This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

Key facts

• In-law suite
• 0.7 acre lot
• Bonus room

Tags

• 0.7 ACRE LOT
• LARGE KITCHEN
• BREAKFAST BAR
• FULLY FINISHED BASEMENT
• IN-LAW SUITE
• BONUS ROOM

Property features AI

Finance

• Other: Lot approximately 0.7 acres
• HOA & community: No association; No association fees

Exterior

• Parking: 2 total parking spaces; Attached garage; Garage with parking pad; Open parking available
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; House; Resale property; Built in 2006
• Construction: Vinyl siding; Composition roof; Block foundation
• Exterior features: Other exterior features; Private lot; Fenced yard; Above-ground pool

Interior

• Kitchen: Other appliances included
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 1 bedroom on the lower level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; 1 main-level bathroom; 1 full bathroom on the lower level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One and one half levels; Full basement; Fireplace (1)
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (34.2% below list).
• Recommended offer: $191k (34.2% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 13y 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: 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 $190,675 (34.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $132,412
• Equity at exit: $261,165

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $409,879
• Equity at exit: $563,212

Cash invested: $81,172 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$265 /mo · $3,177/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-399

Break-even live

Break-even rent $2,412

Max offer price $219,328

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-317	+0% $-399	+5% $-482	+10% $-564
Rent	-10% $-550	-5% $-475	+0% $-399	+5% $-324	+10% $-249
Rate	-1.0pp $-253	-0.5pp $-326	base $-399	+0.5pp $-475	+1.0pp $-551

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.42mi

Listing history 38 events

1. 2026-06-02
   statusdays on market $289,900 Under Contract 13 DOM
2. 2026-06-01
   days on market $289,900 New 12 DOM
3. 2026-05-31
   days on market $289,900 New 11 DOM
4. 2026-05-20
   listed $289,900 New
5. 2024-02-16
   historical $2,195
6. 2024-01-17
   price $2,195
7. 2024-01-07
   price $2,250
8. 2023-10-20
   listed $2,350
9. 2021-09-08
   soldstatus $310,000
10. 2021-08-31
    soldstatus $310,000 Closed 444-char remark

    Show marketing remark (444 chars)

    This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

11. 2021-08-31
    soldstatus $310,000 Sold 444-char remark

    Show marketing remark (444 chars)

    This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

12. 2021-07-28
    status Pending 444-char remark

    Show marketing remark (444 chars)

    This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

13. 2021-07-28
    status Under Contract 444-char remark

    Show marketing remark (444 chars)

    This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

14. 2021-07-06
    listed $299,900 Active 444-char remark

    Show marketing remark (444 chars)

    This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

15. 2021-07-06
    listed $299,900 New 444-char remark

    Show marketing remark (444 chars)

    This property has it ALL! It is located in an established and quiet neighborhood. It is a 4 bedroom/ 3 full bath/ 1 half bath, with the In-law suite in the basement, and an additional bonus room. It has a large safe room downstairs as well. IF that's not all, there is additonal unfinished rooms with endless potential. The master is on the main. Have your very own oasis with a private fenced in backyard and pool! Schedule your showing today!

16. 2013-12-10
    price $125,000
17. 2013-12-09
    soldstatus $125,000
18. 2013-11-27
    price $125,000
19. 2013-11-27
    historical
20. 2013-11-25
    soldstatus $125,000 Sold
21. 2013-11-25
    soldstatus $125,000 Sold
22. 2013-11-25
    price $135,000
23. 2013-11-13
    status Under Contract
24. 2013-11-13
    status Pending
25. 2013-11-13
    price $135,000
26. 2013-11-04
    status Back On Market
27. 2013-11-04
    status Active
28. 2013-09-24
    status Under Contract
29. 2013-09-24
    status Pending
30. 2013-09-06
    price $135,000 Increased
31. 2013-09-06
    status Increased
32. 2013-09-06
    price $135,000 Active
33. 2013-09-06
    status Active
34. 2013-08-09
    status Pending
35. 2013-08-09
    status Under Contract
36. 2013-08-01
    listed $129,900 New
37. 2013-08-01
    listed $129,900 Active
38. 2008-12-31
    soldstatus $150,000

ⓘ 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: $3,177 · $265/mo
• Projected year-2 tax: $3,177 · $265/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 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: $22,881
• − Mortgage interest: −$16,239
• − Property taxes: −$3,177
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$8,433
• Taxable loss: −$10,079
• Est. tax savings @ 24.0%: +$2,419
• After-tax cash flow: $-2,375/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

+93.3% since first listed

36 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-05-20 Listed $289,900 GAMLS
• 2024-02-16 Rental Removed $2,195 RENTLY
• 2024-01-17 Price Changed $2,195 RENTLY
• 2024-01-07 Price Changed $2,250 RENTLY
• 2023-10-20 Listed for Rent $2,350 RENTLY
• 2021-09-08 Sold (Public Records) $310,000 Public Records
• 2021-08-31 Sold (MLS) $310,000 GAMLS
• 2021-08-31 Sold (MLS) $310,000 FMLS
• 2021-07-28 Pending — FMLS
• 2021-07-28 Pending — GAMLS
• 2021-07-06 Listed $299,900 GAMLS
• 2021-07-06 Listed $299,900 FMLS
• 2013-12-10 Price Changed $125,000 GAMLS
• 2013-12-09 Sold (Public Records) $125,000 Public Records
• 2013-11-27 Price Changed $125,000 FMLS
• 2013-11-27 Listing Removed — FMLS
• 2013-11-25 Sold (MLS) $125,000 GAMLS
• 2013-11-25 Price Changed $135,000 FMLS
• 2013-11-25 Sold (MLS) $125,000 FMLS
• 2013-11-13 Pending — GAMLS
• 2013-11-13 Pending — FMLS
• 2013-11-13 Price Changed $135,000 GAMLS
• 2013-11-04 Relisted — GAMLS
• 2013-11-04 Relisted — FMLS
• 2013-09-24 Pending — GAMLS
• 2013-09-24 Pending — FMLS
• 2013-09-06 Relisted — GAMLS
• 2013-09-06 Price Changed $135,000 GAMLS
• 2013-09-06 Relisted — FMLS
• 2013-09-06 Price Changed $135,000 FMLS
• 2013-08-09 Pending — FMLS
• 2013-08-09 Pending — GAMLS
• 2013-08-01 Listed $129,900 GAMLS
• 2013-08-01 Listed $129,900 FMLS
• 2008-12-31 Sold (Public Records) $150,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,177 · -1.1% YoY. Source: county tax records.