102 Tempie Ln · Porterdale, GA 30016

$184,500

3 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 62 Days on market

Built 1984 0.52 ac lot $99/sqft · 55% below area Est $274k · 33% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

Key facts

• Quartz countertops
• Brick house
• New plumbing

Tags

• BRICK HOUSE
• QUARTZ COUNTERTOPS
• NEW HVAC
• NEW ELECTRICAL
• NEW PLUMBING
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $173k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: schools F, amenities F, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.8%/yr); 448 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 30% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $184k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 F-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 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: 1.09% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $273,852
• List price: $184,500
• Delta: -32.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Barberry Cir	0.29mi	3/2.0	1,702 (-9%)	2mo	$258,000	$152	65
1185 Highway 162	0.55mi	3/2.0	1,879 (+0%)	9mo	$179,000	$95	62
25 Auburn Ct	0.55mi	3/2.0	1,819 (-3%)	12mo	$311,550	$171	56
35 Highgrove Dr	0.56mi	4/2.0 (+1)	1,857 (-1%)	19mo	$296,500	$160	47
280 Green Commons Dr	0.57mi	4/2.5 (+1)	1,800 (-4%)	11mo	$250,000	$139	46
130 Cornus Dr	0.48mi	4/3.0 (+1)	1,940 (+4%)	15mo	$390,000	$201	46
105 Highgrove Dr	0.49mi	3/2.0	1,592 (-15%)	5mo	$276,500	$174	44
92 Hillcrest Rd	0.72mi	3/2.0	1,806 (-4%)	22mo	$147,000	$81	38
55 Ratliff Dr	0.75mi	4/3.0 (+1)	1,945 (+4%)	11mo	$268,000	$138	36
225 Long Creek Dr	0.73mi	4/2.5 (+1)	1,694 (-10%)	4mo	$289,000	$171	36
35 Highwood Dr	0.47mi	4/2.5 (+1)	2,111 (+13%)	15mo	$320,000	$152	33
45 Ratliff Dr	0.74mi	4/2.5 (+1)	1,656 (-12%)	11mo	$249,000	$150	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,025
• Equity at exit: $27,510

10-year hold

• IRR: 5.8%
• Equity multiple: 1.41×
• Total profit: $21,212
• Equity at exit: $15,952

Cash invested: $51,660 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 448
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$968
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $428

Break-even live

Break-even rent $1,479

Max offer price $184,500

Occupancy floor 74%

Sensitivity live

Price	-10% $532	-5% $480	+0% $428	+5% $375	+10% $323
Rent	-10% $268	-5% $348	+0% $428	+5% $507	+10% $587
Rate	-1.0pp $521	-0.5pp $475	base $428	+0.5pp $380	+1.0pp $331

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Highgrove Dr Covington, GA	4.0	3.0	1364	$1,849	$1.36	18d	1	0.53mi
20 Haywood Ct Covington, GA	4.0	2.5	2303	$2,145	$0.93	13d	1	0.64mi
85 Lakeside Dr Covington, GA	3.0	2.0	1513	$1,710	$1.13	6d	1	0.78mi
150 Lakeside Dr Covington, GA	4.0	3.0	1264	$2,060	$1.63	3d	1	0.85mi
35 Spring Rd Covington, GA	3.0	2.0	1564	$1,825	$1.17	13d	1	0.89mi
50 Spring Valley Trce Covington, GA	3.0	2.0	1597	$1,790	$1.12	21d	1	0.91mi
90 Wynfield Keep Covington, GA	4.0	3.0	2217	$2,121	$0.96	44d	1	1.17mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	44d	1	1.35mi
30 Katelen Ct Covington, GA	4.0	2.5	2220	$2,075	$0.93	44d	1	1.38mi
145 Mountain Way Covington, GA	3.0	2.0	1352	$1,745	$1.29	6d	1	1.48mi

Listing history 32 events

1. 2026-06-16
   status $184,500 Pending 62 DOM
2. 2026-06-15
   days on market $184,500 Active 62 DOM
3. 2026-06-13
   days on market $184,500 Active 60 DOM
4. 2026-06-13
   days on market $184,500 Active 59 DOM
5. 2026-06-09
   days on market $184,500 Active 56 DOM
6. 2026-06-08
   days on market $184,500 Active 55 DOM
7. 2026-06-07
   days on market $184,500 Active 54 DOM
8. 2026-06-04
   remarks 585-char remark
9. 2026-06-04
   pricedays on market $184,500 Active 51 DOM
10. 2026-06-03
    days on market $185,000 Active 50 DOM
11. 2026-06-02
    days on market $185,000 Active 49 DOM
12. 2026-06-01
    days on market $185,000 Active 48 DOM
13. 2026-05-31
    days on market $185,000 Active 47 DOM
14. 2026-05-11
    status Back On Market 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

15. 2026-05-11
    status Active 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

16. 2026-05-05
    status Under Contract 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

17. 2026-05-05
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

18. 2026-04-30
    price $185,000 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

19. 2026-04-30
    price $185,000 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

20. 2026-04-17
    price $195,000 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

21. 2026-04-17
    price $195,000 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

22. 2026-04-01
    listed $197,500 New 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

23. 2026-04-01
    listed $197,500 Active 583-char remark

    Show marketing remark (583 chars)

    Charming, brick house, fully renovated 3-bedroom home in Covington. Move-in ready with brand-new HVAC, electrical, plumbing, water heater, flooring, paint, fixtures, and a quartz kitchen with modern cabinetry. Energy-efficient updates and low-maintenance living at an affordable price. Key features: Brick house Quartz countertops in updated kitchen New HVAC, electrical, plumbing, water heater, flooring, paint, fixtures 3 bedrooms, 1 bathroom (adjust if needed) Private, low-maintenance yard with easy outdoor living Turnkey option for buyers or investors

24. 2026-01-13
    soldstatus $70,000
25. 2026-01-07
    soldstatus $70,000 Sold
26. 2025-09-17
    price $139,999
27. 2025-08-08
    status Back On Market
28. 2025-08-06
    status Under Contract
29. 2025-08-06
    status Back On Market
30. 2025-08-01
    status Under Contract
31. 2025-07-07
    listed $169,000 New
32. 1970-09-01
    soldstatus $14,500

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$212/yr (+$18/mo · 14.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,241
• − Mortgage interest: −$10,335
• − Property taxes: −$1,486
• − Insurance: −$922
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,367
• Taxable income: $2,252
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $4,591/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing B Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+1175.9% since first listed

19 events — show timeline

• 2026-05-11 Relisted — GAMLS
• 2026-05-11 Relisted — FMLS
• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-04-30 Price Changed $185,000 GAMLS
• 2026-04-30 Price Changed $185,000 FMLS
• 2026-04-17 Price Changed $195,000 GAMLS
• 2026-04-17 Price Changed $195,000 FMLS
• 2026-04-01 Listed $197,500 FMLS
• 2026-04-01 Listed $197,500 GAMLS
• 2026-01-13 Sold (Public Records) $70,000 Public Records
• 2026-01-07 Sold (MLS) $70,000 GAMLS
• 2025-09-17 Price Changed $139,999 GAMLS
• 2025-08-08 Relisted — GAMLS
• 2025-08-06 Pending — GAMLS
• 2025-08-06 Relisted — GAMLS
• 2025-08-01 Pending — GAMLS
• 2025-07-07 Listed $169,000 GAMLS
• 1970-09-01 Sold (Public Records) $14,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,486 · +373.2% YoY. Source: county tax records.