249 John Golden Rd · Temple, GA 30179

$149,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 37 Days on market

Built 2000 1.57 ac lot $96/sqft · 56% below area

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Why this score? — see what drove the B 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 +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CALLING ALL INVESTORS & HANDY HOMEOWNERS - FIXER UPPER ON 1.57 ACRES! Looking for a project with serious upside? This 3 bed / 2 bath double wide sits on 1.57 acres and is already cleaned out and ready for someone to begin working. This one is perfect for an investor or buyer looking to build sweat equity. The master bathroom needs a full makeover and the property overall needs updating, but the opportunity is there. The mobile home has been retired to the land, giving you flexibility and long-term value. Property also includes a large dirt floor barn that could be brought back to life with some TLC. Located in a quiet, rural setting while still being convenient: Just 1 minute to Dollar General, 15 minutes to Temple (groceries, dining, essentials), 15-20 minutes to Tanner Medical Center, Easy access to Villa Rica shopping and restaurants, and 20-25 minutes to Downtown Dallas! Whether you're looking for your next flip, rental, or peaceful and affordable place with land, this one has potential. Bring your vision and make it your own! Mobile Home Is Surrendered/Retired To The Land, Will Transfer As Part Of The Deed Upon Sale. Utilities Are Not On Due To Condition. NO BLIND OFFERS - Must Send Interior Pic To Prove You've Been There!! Not A Short Sale Or Foreclosure. Due To 90 Day Rule, No FHA Or ITIN Offers. SOLD AS IS. Proof Of Funds/Pre-Approval Required With Offer. Closing At Cohen Law Hiram, GA. Listing Agent Holds Interest In Selling LLC.

Key facts

• Quiet rural setting
• 1.57 acres
• 1.57 acre lot

Tags

• 1.57 ACRES
• LARGE DIRT FLOOR BARN
• QUIET RURAL SETTING

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank; 110-volt electric; Cable available; Electricity available; Phone available; Water available
• Home design: Double-wide mobile home; One-level; Resale condition
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built with other structures (barns)
• Exterior features: Front porch; Deck; Barn(s)

Interior

• Kitchen: Breakfast bar; Stained cabinets; Eat-in kitchen with view to the family room; Laminate counters; Gas oven and gas range; Dishwasher
• Bedrooms: Three main-level bedrooms; Master bedroom on main; Split bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Both full bathrooms located on the main level; Master bathroom with shower only
• Interior features: High speed internet; One factory-built fireplace in the family room; Shuttered windows; No common walls
• Laundry & utility: Main-level laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buchanan Primary School (445 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 191 active listings in the ZIP; solid renter incomes; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $340,366
• List price: $149,900
• Delta: -55.96%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.2%
• Equity multiple: 3.73×
• Total profit: $114,474
• Equity at exit: $135,042

10-year hold

• IRR: 30.3%
• Equity multiple: 8.41×
• Total profit: $311,127
• Equity at exit: $291,223

Cash invested: $41,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $516

Break-even live

Break-even rent $1,138

Max offer price $149,900

Occupancy floor 66%

Sensitivity live

Price	-10% $601	-5% $559	+0% $516	+5% $474	+10% $432
Rent	-10% $375	-5% $446	+0% $516	+5% $587	+10% $658
Rate	-1.0pp $592	-0.5pp $555	base $516	+0.5pp $478	+1.0pp $438

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 37 DOM
2. 2026-06-18
   days on market $149,900 Active 34 DOM
3. 2026-06-17
   days on market $149,900 Active 33 DOM
4. 2026-06-16
   days on market $149,900 Active 32 DOM
5. 2026-06-15
   days on market $149,900 Active 31 DOM
6. 2026-06-13
   days on market $149,900 Active 29 DOM
7. 2026-06-09
   days on market $149,900 Active 25 DOM
8. 2026-06-08
   days on market $149,900 Active 24 DOM
9. 2026-06-07
   days on market $149,900 Active 23 DOM
10. 2026-06-04
    days on market $149,900 Active 20 DOM
11. 2026-06-03
    days on market $149,900 Active 19 DOM
12. 2026-06-02
    days on market $149,900 Active 18 DOM
13. 2026-06-01
    days on market $149,900 Active 17 DOM
14. 2026-05-31
    days on market $149,900 Active 16 DOM
15. 2026-05-14
    listed $149,900 Active 1508-char remark

    Show marketing remark (1472 chars)

    CALLING ALL INVESTORS & HANDY HOMEOWNERS - FIXER UPPER ON 1.57 ACRES! Looking for a project with serious upside? This 3 bed / 2 bath double wide sits on 1.57 acres and is already cleaned out and ready for someone to begin working. This one is perfect for an investor or buyer looking to build sweat equity. The master bathroom needs a full makeover and the property overall needs updating, but the opportunity is there. The mobile home has been retired to the land, giving you flexibility and long-term value. Property also includes a large dirt floor barn that could be brought back to life with some TLC. Located in a quiet, rural setting while still being convenient: Just 1 minute to Dollar General, 15 minutes to Temple (groceries, dining, essentials), 15-20 minutes to Tanner Medical Center, Easy access to Villa Rica shopping and restaurants, and 20-25 minutes to Downtown Dallas! Whether you're looking for your next flip, rental, or peaceful and affordable place with land, this one has potential. Bring your vision and make it your own! Mobile Home Is Surrendered/Retired To The Land, Will Transfer As Part Of The Deed Upon Sale. Utilities Are Not On Due To Condition. NO BLIND OFFERS - Must Send Interior Pic To Prove You've Been There!! Not A Short Sale Or Foreclosure. Due To 90 Day Rule, No FHA Or ITIN Offers. SOLD AS IS. Proof Of Funds/Pre-Approval Required With Offer. Closing At Cohen Law Hiram, GA. Listing Agent Holds Interest In Selling LLC.

16. 2026-05-14
    listed $149,900 New 1472-char remark

    Show marketing remark (1472 chars)

    CALLING ALL INVESTORS & HANDY HOMEOWNERS - FIXER UPPER ON 1.57 ACRES! Looking for a project with serious upside? This 3 bed / 2 bath double wide sits on 1.57 acres and is already cleaned out and ready for someone to begin working. This one is perfect for an investor or buyer looking to build sweat equity. The master bathroom needs a full makeover and the property overall needs updating, but the opportunity is there. The mobile home has been retired to the land, giving you flexibility and long-term value. Property also includes a large dirt floor barn that could be brought back to life with some TLC. Located in a quiet, rural setting while still being convenient: Just 1 minute to Dollar General, 15 minutes to Temple (groceries, dining, essentials), 15-20 minutes to Tanner Medical Center, Easy access to Villa Rica shopping and restaurants, and 20-25 minutes to Downtown Dallas! Whether you're looking for your next flip, rental, or peaceful and affordable place with land, this one has potential. Bring your vision and make it your own! Mobile Home Is Surrendered/Retired To The Land, Will Transfer As Part Of The Deed Upon Sale. Utilities Are Not On Due To Condition. NO BLIND OFFERS - Must Send Interior Pic To Prove You've Been There!! Not A Short Sale Or Foreclosure. Due To 90 Day Rule, No FHA Or ITIN Offers. SOLD AS IS. Proof Of Funds/Pre-Approval Required With Offer. Closing At Cohen Law Hiram, GA. Listing Agent Holds Interest In Selling LLC.

17. 2026-01-09
    soldstatus $50,000

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$775/yr (+$65/mo · 128.5%)

ⓘ 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: $21,498
• − Mortgage interest: −$8,397
• − Property taxes: −$604
• − Insurance: −$750
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,361
• Taxable income: $3,948
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $5,250/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 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 (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

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 · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

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

+199.8% since first listed

3 events — show timeline

• 2026-05-14 Listed $149,900 FMLS
• 2026-05-14 Listed $149,900 GAMLS
• 2026-01-09 Sold (Public Records) $50,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $604 · -23.5% YoY. Source: county tax records.