670 Spiva Rd · Temple, GA 30179

$219,900

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 44 Days on market

Built 2003 Average condition 1.02 ac lot $137/sqft · at area comps Est $225k · at est.

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Why this score? — see what drove the C- 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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

Key facts

• 1.02 acre lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $58 ($691/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (9.2% below list).
• Recommended offer: $200k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools D-, 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.
• Market conditions: 189 active listings in the ZIP; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 31% 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 $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 $71k; list at $220k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $199,650 (9.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $224,900
• List price: $219,900
• Delta: -2.22%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Spiva Rd	0.00mi	4/2.0	1,600 (0%)	0mo	$224,900	$141	100
179 Suburban Dr	0.14mi	3/1.5 (-1)	1,774 (+11%)	11mo	$180,000	$101	59

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $123,459
• Equity at exit: $198,103

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $360,744
• Equity at exit: $427,217

Cash invested: $61,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $58

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 92%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-16
   status Pending 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

2. 2026-05-06
   historical Active Under Contract 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

3. 2026-05-06
   historical Active Under Contract 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

4. 2026-04-30
   price $219,900 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

5. 2026-04-30
   price $219,900 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

6. 2026-04-20
   price $220,000 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

7. 2026-04-20
   price $220,000 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

8. 2026-04-10
   status Active 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

9. 2026-04-10
   status Back On Market 265-char remark

   Show marketing remark (265 chars)

   Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

10. 2026-04-07
    historical Active Under Contract 265-char remark

    Show marketing remark (265 chars)

    Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

11. 2026-04-07
    historical Active Under Contract 265-char remark

    Show marketing remark (265 chars)

    Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

12. 2026-04-01
    listed $230,000 Active 265-char remark

    Show marketing remark (265 chars)

    Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

13. 2026-04-01
    listed $230,000 New 265-char remark

    Show marketing remark (265 chars)

    Welcome to 670 Spiva!! This home offers privacy, quietness, and plenty of room for entertainment! This 4 bedroom, 2 bathroom home is full of opportunity, a functional layout, peaceful setting, and with a brand new sun room and an outbuilding. Come see for yourself!

14. 2015-08-13
    price $70,100
15. 2015-03-25
    soldstatus $70,600 Sold
16. 2015-01-20
    status Under Contract
17. 2015-01-20
    price $70,600
18. 2015-01-07
    listed $70,100 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 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: $23,958
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$6,397
• Taxable loss: −$2,988
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,408/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 · 12 photos

Average 55/100 Moderate rehab

This home offers a functional layout and privacy, but requires moderate repairs and updates to its kitchen and bathrooms to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Dated and in need of replacement.
• Moderate bathroom fixtures — Dated and in need of replacement.
• Minor landscaping — Basic landscaping could be improved with some updates.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in curb appeal.
• Resale Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetics.
• Resale Replace bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance.
• Both Improve landscaping — A well-maintained yard can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated and in need of replacement.	Moderate	$3,000–15,000
bathroom fixtures · Dated and in need of replacement.	Moderate	$3,000–15,000
landscaping · Basic landscaping could be improved with some updates.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in curb appeal. ↑
• Resale Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetics. ↑
• Resale Replace bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance. ↑
• Both Improve landscaping — A well-maintained yard can increase both resale and rental value. ↑

ⓘ 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

+213.7% since first listed

18 events — show timeline

• 2026-05-16 Pending — FMLS
• 2026-05-06 Contingent — GAMLS
• 2026-05-06 Contingent — FMLS
• 2026-04-30 Price Changed $219,900 FMLS
• 2026-04-30 Price Changed $219,900 GAMLS
• 2026-04-20 Price Changed $220,000 FMLS
• 2026-04-20 Price Changed $220,000 GAMLS
• 2026-04-10 Relisted — FMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-07 Contingent — GAMLS
• 2026-04-07 Contingent — FMLS
• 2026-04-01 Listed $230,000 GAMLS
• 2026-04-01 Listed $230,000 FMLS
• 2015-08-13 Price Changed $70,100 GAMLS
• 2015-03-25 Sold (MLS) $70,600 GAMLS
• 2015-01-20 Pending — GAMLS
• 2015-01-20 Price Changed $70,600 GAMLS
• 2015-01-07 Listed $70,100 GAMLS