138 W Fork Way · Temple, GA 30179

$295,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 60 Days on market

Built 2004 0.52 ac lot $240/sqft · at area comps Est $290k · at est.

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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
• Cash flow +8.5/30.0
• ARV discount +6.8/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

Key facts

• Open concept
• Natural light
• No hoa

Tags

• OPEN CONCEPT
• NATURAL LIGHT
• SPACIOUS LIVING AREAS
• PEACEFUL NEIGHBORHOOD
• CONVENIENTLY LOCATED
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (30.8% below list).
• Recommended offer: $204k (30.8% 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.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Elementary School (math 49% / reading 40%, grade F, #336 of 1,228 statewide, top 29%, 465 students, 42% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: 191 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 12y ago; this cycle's ask is 16289% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,063 (30.8% 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 60 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (median comp): $290,212
• List price: $295,000
• Delta: 1.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2522 Honeysuckle Ln	0.49mi	3/2.0	1,248 (+2%)	3mo	$292,000	$234	72
171 W Fork Way	0.05mi	3/2.0	1,337 (+9%)	14mo	$295,000	$221	71
314 Meadow Spring Dr	0.21mi	3/2.0	1,314 (+7%)	13mo	$289,900	$221	68
12208 Buchanan Hwy	0.51mi	3/2.0	1,176 (-4%)	9mo	$200,000	$170	62
30 W Fork Way	0.12mi	3/2.0	1,406 (+14%)	12mo	$289,000	$206	60
23 W Fork Way	0.10mi	3/2.0	1,406 (+14%)	21mo	$272,900	$194	54
2518 Honeysuckle Ln	0.48mi	3/2.0	1,311 (+7%)	18mo	$312,000	$238	51
2518 Honeysuckle Ln	0.55mi	3/2.0	1,311 (+7%)	18mo	$312,000	$238	48
2526 Honeysuckle Ln	0.48mi	3/2.0	1,114 (-9%)	21mo	$280,000	$251	45

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: 21.6%
• Equity multiple: 2.74×
• Total profit: $143,941
• Equity at exit: $265,759

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $436,838
• Equity at exit: $573,120

Cash invested: $82,600 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-261

Break-even live

Break-even rent $2,372

Max offer price $248,811

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-178	+0% $-261	+5% $-345	+10% $-428
Rent	-10% $-423	-5% $-342	+0% $-261	+5% $-181	+10% $-100
Rate	-1.0pp $-113	-0.5pp $-186	base $-261	+0.5pp $-338	+1.0pp $-416

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Meadow Spring Ct Temple, GA	3.0	2.0	1451	$1,686	$1.16	26d	1	0.23mi
39 Dane Ln Temple, GA	3.0	2.0	1258	$1,829	$1.45	3d	1	1.40mi

Listing history 50 events

1. 2026-05-12
   historical $1,750
2. 2026-05-05
   status Under Contract 485-char remark

   Show marketing remark (485 chars)

   Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

3. 2026-05-05
   status Pending 485-char remark

   Show marketing remark (485 chars)

   Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

4. 2026-04-08
   price $1,750
5. 2026-04-07
   price $295,000 485-char remark

   Show marketing remark (485 chars)

   Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

6. 2026-04-07
   price $295,000 485-char remark

   Show marketing remark (485 chars)

   Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

7. 2026-03-26
   listed $1,800
8. 2026-03-06
   listed $299,900 Active 485-char remark

   Show marketing remark (485 chars)

   Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

9. 2026-03-03
   listed $299,900 New 485-char remark

   Show marketing remark (485 chars)

   Welcome to 138 W Fork way where comfort, space, and everyday convenience come together. This well maintained RANCH home offers an inviting layout with natural light throughout, spacious living areas, and room to truly make it your own. Main living space offers an open concept perfect for entertaining guests or enjoying quiet nights at home. Conveniently located near shopping, dining, and major roadways, this home offers both accessibility and a peaceful neighborhood feel. NO HOA!

10. 2026-01-05
    historical
11. 2026-01-02
    historical
12. 2025-11-08
    price $290,000
13. 2025-11-08
    price $290,000
14. 2025-11-05
    price $295,000
15. 2025-11-05
    price $295,000
16. 2025-10-08
    price $295,100
17. 2025-10-08
    price $295,100
18. 2025-10-01
    price $299,000
19. 2025-10-01
    price $299,000
20. 2025-09-16
    status Active
21. 2025-09-16
    listed $301,000 New
22. 2025-09-16
    listed $301,000 Active
23. 2025-09-16
    listed $301,000 Active
24. 2024-02-26
    soldstatus $289,000
25. 2022-09-15
    soldstatus $274,000
26. 2022-09-12
    soldstatus $274,000 Sold
27. 2022-09-12
    soldstatus $274,000 Closed
28. 2022-08-19
    status Pending
29. 2022-08-11
    status Under Contract
30. 2022-08-11
    historical Active Under Contract
31. 2022-08-08
    price $279,000
32. 2022-08-08
    price $279,000
33. 2022-08-05
    status Active
34. 2022-08-05
    status Back On Market
35. 2022-07-26
    status Under Contract
36. 2022-07-26
    historical Active Under Contract
37. 2022-07-15
    listed $289,000 New
38. 2022-07-15
    listed $289,000 Active
39. 2017-07-12
    soldstatus $135,400
40. 2017-06-28
    soldstatus $135,358 Sold
41. 2017-06-28
    soldstatus $135,358 Sold
42. 2017-05-14
    historical Pending
43. 2017-05-14
    status Under Contract
44. 2017-05-13
    listed $135,000 Active
45. 2017-05-12
    listed $135,000 New
46. 2014-08-13
    soldstatus $104,900
47. 2014-08-12
    historical
48. 2014-08-11
    historical
49. 2014-08-08
    soldstatus $104,900 Sold
50. 2014-08-08
    soldstatus $104,900 Sold

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$270/yr (+$23/mo · 11.1%)

ⓘ 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 4/10 Moderate
• 🌡 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: $24,488
• − Mortgage interest: −$16,525
• − Property taxes: −$2,444
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$8,582
• Taxable loss: −$8,455
• Est. tax savings @ 24.0%: +$2,029
• After-tax cash flow: $-1,108/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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 (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

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 · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

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

-98.3% since first listed

54 events — show timeline

• 2026-05-12 Rental Removed $1,750 FMLS
• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-04-08 Price Changed $1,750 FMLS
• 2026-04-07 Price Changed $295,000 GAMLS
• 2026-04-07 Price Changed $295,000 FMLS
• 2026-03-26 Listed for Rent $1,800 FMLS
• 2026-03-06 Listed $299,900 FMLS
• 2026-03-03 Listed $299,900 GAMLS
• 2026-01-05 Listing Removed — GAMLS
• 2026-01-02 Listing Removed — FMLS
• 2025-11-08 Price Changed $290,000 FMLS
• 2025-11-08 Price Changed $290,000 GAMLS
• 2025-11-05 Price Changed $295,000 GAMLS
• 2025-11-05 Price Changed $295,000 FMLS
• 2025-10-08 Price Changed $295,100 GAMLS
• 2025-10-08 Price Changed $295,100 FMLS
• 2025-10-01 Price Changed $299,000 FMLS
• 2025-10-01 Price Changed $299,000 GAMLS
• 2025-09-16 Relisted — FMLS
• 2025-09-16 Listed $301,000 FMLS
• 2025-09-16 Listed $301,000 FMLS
• 2025-09-16 Listed $301,000 GAMLS
• 2024-02-26 Sold (Public Records) $289,000 Public Records
• 2022-09-15 Sold (Public Records) $274,000 Public Records
• 2022-09-12 Sold (MLS) $274,000 FMLS
• 2022-09-12 Sold (MLS) $274,000 GAMLS
• 2022-08-19 Pending — FMLS
• 2022-08-11 Pending — GAMLS
• 2022-08-11 Contingent — FMLS
• 2022-08-08 Price Changed $279,000 GAMLS
• 2022-08-08 Price Changed $279,000 FMLS
• 2022-08-05 Relisted — FMLS
• 2022-08-05 Relisted — GAMLS
• 2022-07-26 Pending — GAMLS
• 2022-07-26 Contingent — FMLS
• 2022-07-15 Listed $289,000 FMLS
• 2022-07-15 Listed $289,000 GAMLS
• 2017-07-12 Sold (Public Records) $135,400 Public Records
• 2017-06-28 Sold (MLS) $135,358 GAMLS
• 2017-06-28 Sold (MLS) $135,358 FMLS
• 2017-05-14 Contingent — FMLS
• 2017-05-14 Pending — GAMLS
• 2017-05-13 Listed $135,000 FMLS
• 2017-05-12 Listed $135,000 GAMLS
• 2014-08-13 Sold (Public Records) $104,900 Public Records
• 2014-08-12 Listing Removed — FMLS
• 2014-08-11 Listing Removed — GAMLS
• 2014-08-08 Sold (MLS) $104,900 GAMLS
• 2014-08-08 Sold (MLS) $104,900 FMLS
• 2014-06-18 Pending — FMLS
• 2014-06-18 Pending — GAMLS
• 2014-06-10 Listed $104,900 GAMLS
• 2014-06-10 Listed $104,900 FMLS

Property tax history

+11.4%/yr

Latest (2025): $2,444 · +0.3% YoY. Source: county tax records.