400 Megan Pl · Temple, GA 30179

$265,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 43 Days on market

Built 2004 0.71 ac lot Est $299k · 11% under $10/mo HOA · 1% 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).

• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• 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 +1.6/10.0

Listing remarks

BACK ON MARKET: This corner lot property has three bedrooms and two baths on the main level. Enter the foyer which opens to the living and dining room spaces. The floor plan has the primary suite on one side and the secondary bedrooms and bath on the other side of the home. The kitchen has lots of cabinetry and eat in space for a breakfast table. Garage is on the main level with laundry and kitchen access. There are some great features including a FULL unfinished basement with garage door access & whole house generator installed within the last year. Home is an Estate Sale and the property is being sold "AS-IS".

Key facts

• Foyer
• Primary suite
• Secondary bedrooms

Tags

• CORNER LOT
• FOYER
• LIVING AND DINING ROOM
• PRIMARY SUITE
• SECONDARY BEDROOMS
• EAT IN SPACE

Property features AI

Finance

• Other: Located in Victoria Place subdivision; Association indicates school bus service available for elementary, middle and high school
• HOA & community: Community association with a $120 fee (covers other items)

Exterior

• Parking: Attached garage with side/rear entrance; kitchen-level access
• Utilities: Public water; Septic tank; Electricity available (220 volts, generator); Cable available; High-speed internet available
• Home design: Single-family residence; One story; House; Resale property; Located on a corner lot; directions: Rainey Rd to Rachel Blvd; Left on Megan Place, 1st driveway on the left
• Construction: Built in 2004; Aluminum siding; Block foundation
• Exterior features: Corner lot; Sloped lot; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast area / breakfast room; Dining room and living room combo
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Split bedroom plan; Vaulted ceilings; Walk-in closets; Daylight unfinished basement with exterior and interior entry
• Laundry & utility: Mud room; Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (28.2% below list).
• Recommended offer: $190k (28.2% 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: Providence Elementary School (math 40% / reading 35%, grade F, #474 of 1,228 statewide, top 39%, 528 students, 56% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($257k) 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 $190,285 (28.2% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $299,296
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Nicole Dr	0.18mi	3/2.0	1,651 (+4%)	7mo	$329,000	$199	79
489 Bethany Woods Dr	0.39mi	3/2.0	1,512 (-5%)	2mo	$284,400	$188	72
1013 Rainey Rd	0.37mi	3/2.0	1,680 (+6%)	18mo	$235,450	$140	59
1394 Rainey Rd	0.64mi	4/3.0 (+1)	1,801 (+13%)	9mo	$318,500	$177	32

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $122,827
• Equity at exit: $238,733

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $378,708
• Equity at exit: $514,837

Cash invested: $74,200 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$10
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-338

Break-even live

Break-even rent $2,331

Max offer price $216,076

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-247	+0% $-338	+5% $-430	+10% $-521
Rent	-10% $-488	-5% $-413	+0% $-338	+5% $-263	+10% $-188
Rate	-1.0pp $-205	-0.5pp $-271	base $-338	+0.5pp $-407	+1.0pp $-477

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: $66,250
• Closing costs: $7,950
• 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	1.44mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 17 events

1. 2026-06-21
   days on market $265,000 Active 43 DOM
2. 2026-06-18
   days on market $265,000 Active 40 DOM
3. 2026-06-17
   days on market $265,000 Active 39 DOM
4. 2026-06-16
   days on market $265,000 Active 38 DOM
5. 2026-06-15
   days on market $265,000 Active 37 DOM
6. 2026-06-13
   remarks 621-char remark
7. 2026-06-13
   days on market $265,000 Active 35 DOM
8. 2026-06-09
   days on market $265,000 Active 31 DOM
9. 2026-06-08
   days on market $265,000 Active 30 DOM
10. 2026-06-07
    days on market $265,000 Active 29 DOM
11. 2026-06-04
    days on market $265,000 Active 26 DOM
12. 2026-06-03
    days on market $265,000 Active 25 DOM
13. 2026-06-02
    days on market $265,000 Active 24 DOM
14. 2026-06-01
    statusdays on market $265,000 Active 23 DOM
15. 2026-05-31
    days on market $265,000 Back On Market 22 DOM
16. 2026-04-30
    status Under Contract
17. 2026-04-10
    listed $265,000 New

ⓘ 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: $22,834
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$120
• − Depreciation: −$7,709
• Taxable loss: −$8,792
• Est. tax savings @ 24.0%: +$2,110
• After-tax cash flow: $-1,947/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

• 2026-04-30 Pending — GAMLS
• 2026-04-10 Listed $265,000 GAMLS

Property tax history

-9.7%/yr

Latest (2025): $272 · -1.1% YoY. Source: county tax records.