234 Temple Ter · Temple, GA 30179

$825,000

None bd · None ba · — sqft · MultiFamily · 138 Days on market

Built 2022 Good condition 7.87 ac lot ↓ 3% since listing

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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 +26.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Outstanding Investment Opportunity. Property includes 2 Duplexes and 2 Trailers, totaling 6 tenant occupied units. Duplexes built in 2016 and 2022, with "maintenance free" in mind. Current monthly income of $6,825 with potential for increases. Additional "lots" with water meters and septic systems on back side of property - call agent for details. All units occupied * DO NOT DISTURB TENANTS!!!!!

Key facts

• 7.87 acre lot
• Built 2022
• Listed 138 days

Property features AI

Finance

• Other: Property located in Temple, Carroll County, GA (ZIP 30179); Parcel reference: T04 0050022
• Financial info: Gross income reported: $79,200; Listing offers accepted: 1031 Exchange, Cash, Conventional
• HOA & community: No HOA

Exterior

• Parking: Parking pad / open parking
• Utilities: Public water; Septic tank sewer; Individual electric meters
• Home design: Residential income property; Multi-family / duplex; Six units total
• Construction: Built in 2022
• Exterior features: Aluminum siding; Concrete elements; Vinyl siding; Resale condition; Lot approximately 7.87 acres

Interior

• Heating & cooling: Electric heating with heat pump; Central electric air conditioning
• Interior features: One level; No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a multifamily listed at $825k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $825k).
• Recommended offer: $726k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• 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: 189 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• At $10,106/mo this rent would consume 158% of the median local household income ($77k/yr) (locally 396% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $88k of equity ($6k loan paydown + $82k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $231k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$142k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($726k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $726,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 6.8

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: 33.0%
• Equity multiple: 3.58×
• Total profit: $594,833
• Equity at exit: $743,225

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $1,637,676
• Equity at exit: $1,602,794

Cash invested: $231,000 (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: 189
• Price-to-rent: 38.7×

Monthly cashflow live

• Estimated rent: $10,106 high
• Mortgage (P&I): −$4,326
• Tax est. 1.5%: −$1,031 /mo · $12,375/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,122
• Net cashflow: $2,282

Break-even live

Break-even rent $7,217

Max offer price $825,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,852	-5% $2,567	+0% $2,282	+5% $1,997	+10% $1,712
Rent	-10% $1,484	-5% $1,883	+0% $2,282	+5% $2,682	+10% $3,081
Rate	-1.0pp $2,698	-0.5pp $2,492	base $2,282	+0.5pp $2,069	+1.0pp $1,851

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,104
▸ 2× units	1	1	$3,002
Total (6 units)			$10,106

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Breckenridge Pt Temple, GA	3.0	2.0	1687	$1,800	$1.07	20d	1	0.67mi
116 Arborwood Way Temple, GA	3.0	2.0	1782	$1,905	$1.07	13d	1	0.68mi
395 Villa Rosa Rd Temple, GA	2.0	1.5–2.5	1119	$1,418	$1.27	1d	5	0.78mi
125 Fawn Ln Temple, GA	3.0	3.0	1234	$1,649	$1.34	44d	1	0.82mi
220 Hunt Club Cir Unit B Temple, GA	2.0	1.0	—	$1,550	—	44d	1	0.83mi
261 Stagecoach Pass Temple, GA	3.0	2.0	2205	$1,779	$0.81	44d	1	0.91mi
269 Villa Rosa Way Temple, GA	3.0	2.0	1664	$1,925	$1.16	2d	1	1.00mi
273 Patriot Dr Temple, GA	3.0	2.0	1720	$2,100	$1.22	13d	1	1.14mi
514 Willow Creek Dr Temple, GA	3.0	2.5	1284	$1,625	$1.27	13d	1	1.22mi

Listing history 18 events

1. 2026-06-18
   days on market $825,000 Active 138 DOM
2. 2026-06-17
   days on market $825,000 Active 137 DOM
3. 2026-06-16
   days on market $825,000 Active 136 DOM
4. 2026-06-15
   days on market $825,000 Active 135 DOM
5. 2026-06-13
   days on market $825,000 Active 133 DOM
6. 2026-06-09
   days on market $825,000 Active 129 DOM
7. 2026-06-08
   days on market $825,000 Active 128 DOM
8. 2026-06-07
   days on market $825,000 Active 127 DOM
9. 2026-06-04
   days on market $825,000 Active 124 DOM
10. 2026-06-03
    days on market $825,000 Active 123 DOM
11. 2026-06-02
    days on market $825,000 Active 122 DOM
12. 2026-06-01
    days on market $825,000 Active 121 DOM
13. 2026-05-31
    days on market $825,000 Active 120 DOM
14. 2026-01-31
    listed $825,000 New
15. 2026-01-31
    historical
16. 2025-09-12
    status Back On Market
17. 2025-05-21
    status Under Contract
18. 2025-04-13
    listed $850,000 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $121,272
• − Mortgage interest: −$46,213
• − Property taxes: −$12,375
• − Insurance: −$4,125
• − Repairs & maintenance: −$9,702
• − Management: −$9,702
• − Depreciation: −$24,000
• Taxable income: $15,156
• Est. tax owed @ 24.0%: −$3,637
• After-tax cash flow: $23,751/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 · 8 photos

Good 75/100 Cosmetic rehab

This multi-family property offers a good investment opportunity with 6 occupied units. The exteriors and interiors are in good condition, but some updates could significantly enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Improves durability and resale value
• Both Upgrade kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Improves durability and resale value ↑
• Both Upgrade kitchen appliances — Enhances functionality and 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

• 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

-2.9% since first listed

5 events — show timeline

• 2026-01-31 Listing Removed — GAMLS
• 2026-01-31 Listed $825,000 GAMLS
• 2025-09-12 Relisted — GAMLS
• 2025-05-21 Pending — GAMLS
• 2025-04-13 Listed $850,000 GAMLS