115 Meadowview Dr · Temple, GA 30179

$239,990

3 bd · 2.5 ba · 1,417 sqft · Townhouse · 39 Days on market

Built 2025 Good condition 2,178 sqft lot $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 +7.2/30.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +1.4/10.0

Listing remarks MLS

Enhance your living experience with the new Jordan Plan, 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!

Key facts

• Functional kitchen
• Designer finishes
• Vessel basin sinks

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FAMILY ROOM
• FUNCTIONAL KITCHEN
• DESIGNER FINISHES
• VESSEL BASIN SINKS
• PREMIUM CUPWASH STATIONS

Property features AI

Finance

• Other: Two-plus common walls (attached units); Road and frontage types listed as Other
• HOA & community: Homeowners association with annual fee of $1,200; HOA covers grounds and structure maintenance; Community playground

Exterior

• Parking: Attached garage (1 garage space); Total 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Two-story townhouse; New construction; Cement siding and concrete construction; Composition roof; Ownership: Other
• Construction: Built as new construction; Cement siding; Concrete construction; Composition roof
• Exterior features: Private yard

Interior

• Kitchen: Kitchen island; Dishwasher; Microwave
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on upper level); One main-level half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating (electric) with zoned setup; Central air conditioning; Ceiling fans
• Interior features: High ceilings throughout (9 ft on lower, main and upper levels); Double vanities; Disappearing attic stairs; High speed internet available; 1 gas-log fireplace; Loft; Open-concept dining area
• Laundry & utility: Upper-level laundry in a laundry closet

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-333 ($-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 39 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 39 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: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.1

CMA / ARV

• ARV (median comp): $239,990
• List price: $239,990
• Delta: —
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Meadowview Dr	0.02mi	3/2.5	1,417 (0%)	1mo	$239,990	$169	98
509 Azalea Way #53	0.02mi	3/2.5	1,415 (-0%)	4mo	$239,990	$170	96
515 Azalea Way #56	0.02mi	3/2.5	1,415 (-0%)	6mo	$245,490	$173	94

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $109,604
• Equity at exit: $216,202

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $339,606
• Equity at exit: $466,248

Cash invested: $67,197 (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): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-333

Break-even live

Break-even rent $2,226

Max offer price $191,849

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-250	+0% $-333	+5% $-416	+10% $-499
Rent	-10% $-475	-5% $-404	+0% $-333	+5% $-261	+10% $-190
Rate	-1.0pp $-212	-0.5pp $-272	base $-333	+0.5pp $-395	+1.0pp $-458

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: $59,998
• Closing costs: $7,200
• 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	1.03mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-21
   days on market $239,990 Active 39 DOM
2. 2026-06-18
   days on market $239,990 Active 36 DOM
3. 2026-06-17
   days on market $239,990 Active 35 DOM
4. 2026-06-16
   days on market $239,990 Active 34 DOM
5. 2026-06-15
   days on market $239,990 Active 33 DOM
6. 2026-06-13
   days on market $239,990 Active 31 DOM
7. 2026-06-09
   days on market $239,990 Active 27 DOM
8. 2026-06-08
   days on market $239,990 Active 26 DOM
9. 2026-06-07
   days on market $239,990 Active 25 DOM
10. 2026-06-04
    days on market $239,990 Active 22 DOM

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, 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!

11. 2026-06-03
    days on market $239,990 Active 21 DOM
12. 2026-06-02
    days on market $239,990 Active 20 DOM
13. 2026-06-01
    days on market $239,990 Active 19 DOM
14. 2026-05-31
    days on market $239,990 Active 18 DOM
15. 2026-05-14
    listed $229,990 Active 503-char remark

    Show marketing remark (503 chars)

    Enhance your living experience with the new Jordan Plan, 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!

16. 2026-05-13
    listed $239,990 Active 1177-char remark
17. 2025-12-22
    listed $229,990 New

    Show marketing remark (1331 chars)

    Step into this beautifully designed luxury Jordan townhome located in the USDA-eligible community of Azalea Hills. Ideally situated just one mile from I-20, you'll enjoy easy access to Sweetwater Creek State Park, Arbor Place Mall, and Six Flags, all within a short drive. Thoughtfully crafted for today's lifestyle, this 3-bedroom, 2.5-bath home features an open-concept main level that seamlessly blends the kitchen, dining, and family room, creating the perfect space for both everyday living and entertaining. The interior showcases elevated finishes throughout, including vessel basin sinks, LED smart mirrors, smart ceiling fans, a recessed fireplace, and a smart toilet with bidet. The spacious primary suite offers a private retreat with a well-appointed bath and generous walk-in closets, while additional bedrooms provide flexibility for guests, work, or hobbies. Azalea Hills delivers modern comfort, style, and convenience, offering upscale features designed to enhance your everyday living experience. Come see firsthand what makes this community stand out. Disclosure: Pricing and incentives are with preferred lender only and are subject to change without notice. Please visit the model center for access to this home and for details on current buyer incentives at 103 Meadowview Drive, Temple, GA 30179.

ⓘ 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: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − HOA: −$1,200
• − Depreciation: −$6,982
• Taxable loss: −$8,232
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-2,017/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Azalea Hills is ready for immediate occupancy with minor cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Smart home integration — Enhances comfort and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home integration — Enhances comfort and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

5 events — show timeline

• 2026-06-04 Relisted — Zillow
• 2026-06-04 Delisted — Zillow
• 2026-05-14 Listed $229,990 Zillow
• 2026-05-13 Listed $239,990 FMLS
• 2025-12-22 Listed $229,990 GAMLS