181 Faith Tabernacle Rd · Kite, GA 31049

$114,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 49 Days on market

Built 1900 0.91 ac lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.9/10.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

* * BACK ON MARKET AT NO FAULT OF SELLER, WITH PRICE IMPROVEMENT! * * Tucked away in the quiet, unincorporated community of Meeks, 181 Faith Tabernacle Road offers small-town charm that feels straight out of Mayberry. This well-cared-for 1,160 sq ft home features 2 bedrooms plus a versatile flex room that could easily serve as a formal dining room, playroom, home office, storage space, or even a potential third bedroom. Rustic character and pride of ownership shine throughout the home, complemented by thoughtful updates including central heat and air, a security system, a new roof, new porch, and new storm doors. Situated on a spacious 0.91-acre lot, the property also includes a storage

Key facts

• Security system
• Central heat and air
• New porch

Tags

• FLEX ROOM
• CENTRAL HEAT AND AIR
• SECURITY SYSTEM
• NEW ROOF
• NEW PORCH
• NEW STORM DOORS

Property features AI

Finance

• Other: Approximately 0.91-acre lot; Located in unincorporated Meeks area between Kite and Adrian (GPS friendly)
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Well water; Septic tank; Electricity available; Cable available; High-speed internet available; Phone available
• Home design: Single-family residence; House structure; Resale property; Built in 1900
• Construction: Metal roof; Vinyl siding
• Exterior features: Level, open lot

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: One-level living; Bonus room; Crawl space foundation; Public-record living area: 1,160 (above grade)
• Laundry & utility: Mud room for laundry/utility use

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $100k (12.9% below list).
• Recommended offer: $100k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 47/100 on livability (#596 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, schools F, amenities F.
• Johnson County (rural): math 34% / reading 33% proficiency, ranked #79 of 174 in GA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($794 loan paydown + $2k appreciation (1.7% local appreciation)).
• Johnson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $115k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,040 (12.9% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.42×
• Total profit: $13,510
• Equity at exit: $43,677

10-year hold

• IRR: 11.3%
• Equity multiple: 2.48×
• Total profit: $47,738
• Equity at exit: $61,658

Cash invested: $32,172 (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 31049

• Home prices YoY: 1.4%
• Active inventory: 8
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $114

Break-even live

Break-even rent $857

Max offer price $114,900

Occupancy floor 84%

Sensitivity live

Price	-10% $179	-5% $146	+0% $114	+5% $81	+10% $49
Rent	-10% $35	-5% $74	+0% $114	+5% $153	+10% $193
Rate	-1.0pp $171	-0.5pp $143	base $114	+0.5pp $84	+1.0pp $53

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-28
   status Under Contract
2. 2026-03-31
   status Price Change
3. 2026-03-31
   price $114,900
4. 2026-03-03
   status Under Contract
5. 2026-02-10
   listed $124,900 New
6. 2012-11-08
   soldstatus $27,000
7. 2007-12-07
   soldstatus $20,000

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$741/yr (+$62/mo · 234.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,005
• − Mortgage interest: −$6,436
• − Property taxes: −$316
• − Insurance: −$574
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,343
• Taxable loss: −$585
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,503/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: Johnson County
• NCES district ID: 1303120
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $34,082
• Composite: 27.59/100
• National rank: #6934
• State rank: #79 of 174 in GA

Livability — Kite

• Score: 47/100
• State rank: #596
• US rank: #26286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,661

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 9,208 people
• By 2030: 8,957 · -2.7%
• By 2040: 8,384 · -8.9%
• By 2050: 7,889 · -14.3%
• By 2075: 6,670 · -27.6%
• By 2100: 5,430 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+46.4) · D 26.8% · R 73.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -33.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+39.7 2016: R+37.6 2012: R+30.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 126.7736
• Rent YoY: —
• Metro: —
• 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

+474.5% since first listed

7 events — show timeline

• 2026-04-28 Pending — GAMLS
• 2026-03-31 Relisted — GAMLS
• 2026-03-31 Price Changed $114,900 GAMLS
• 2026-03-03 Pending — GAMLS
• 2026-02-10 Listed $124,900 GAMLS
• 2012-11-08 Sold (Public Records) $27,000 Public Records
• 2007-12-07 Sold (Public Records) $20,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $316 · -33.9% YoY. Source: county tax records.