442 Shiloh Rd · Jenkinsburg, GA 30234

$90,000

3 bd · 2.5 ba · 1,920 sqft · MultiFamily · 5 Days on market

Built 1974 Fair condition 1.01 ac lot $47/sqft · 66% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to your next great investment or renovation project! This former duplex has been thoughtfully converted into a single-family home, offering a generous amount of space and flexibility to reimagine the layout to suit your needs. Featuring 4 bedrooms, 2 bathrooms, and two full kitchens, this home is brimming with potential. Whether you're looking to restore its original character or modernize it with your personal touch, this is a fantastic opportunity to build equity. Situated on a quiet street with a sizable yard and off-street parking, the property offers the bones of something beautiful-just bring your vision and a toolbelt! Perfect for savvy buyers, investors, or DIY enthusiasts r

Key facts

• Sizable yard
• Single-family home
• Off-street parking

Tags

• SINGLE-FAMILY HOME
• TWO FULL KITCHENS
• SIZABLE YARD
• OFF-STREET PARKING

Property features AI

Finance

• Other: Lot approximately 1.01 acres
• HOA & community: No HOA

Exterior

• Parking: Open parking with a parking pad
• Utilities: Public water available; Septic tank sewer; Electricity available; High-speed internet available; Cable available
• Home design: Single-family residence (house); Resale property
• Construction: Brick exterior; Composition roof; Built in 1974
• Exterior features: Level, open lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms total (1 on the main level, 2 on the lower level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (one full bath on lower level, one bathroom on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Two-level layout; Family room
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 56/100 on livability (#498 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, amenities F, commute F.
• Butts County (rural): math 24% / reading 31% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hampton L. Daughtry Elementary School (math 34% / reading 35%, grade F, #531 of 1,228 statewide, top 45%, 537 students, 83% FRL); Henderson Middle School (math 20% / reading 32%, grade F, #286 of 470 statewide, top 61%, 767 students, 83% FRL); Jackson High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 1,070 students, 83% FRL) — zoned schools average 83% FRL vs 61% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (2.9% local appreciation)).
• Butts County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 9y 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 $33k; list at $90k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $267,525
• List price: $90,000
• Delta: -66.36%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.63×
• Total profit: $40,969
• Equity at exit: $40,023

10-year hold

• IRR: 29.4%
• Equity multiple: 5.11×
• Total profit: $103,632
• Equity at exit: $61,336

Cash invested: $25,200 (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 30234

• Home prices YoY: 0.8%
• Active inventory: 17
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $479

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $541	-5% $510	+0% $479	+5% $448	+10% $417
Rent	-10% $369	-5% $424	+0% $479	+5% $534	+10% $589
Rate	-1.0pp $525	-0.5pp $502	base $479	+0.5pp $456	+1.0pp $432

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-05-16
   status Under Contract 869-char remark
2. 2026-05-04
   status Back On Market
3. 2026-05-04
   historical
4. 2026-04-09
   status Under Contract
5. 2026-03-31
   historical
6. 2026-01-20
   listed $90,000 New 869-char remark
7. 2026-01-20
   listed $90,000 New
8. 2026-01-20
   listed $90,000 New
9. 2025-10-31
   historical
10. 2025-10-01
    listed $135,000 New
11. 2025-10-01
    historical
12. 2025-09-30
    historical
13. 2025-08-31
    historical
14. 2025-08-01
    historical
15. 2025-07-01
    status Back On Market
16. 2025-07-01
    historical
17. 2025-05-30
    status Under Contract
18. 2025-04-21
    listed $135,000 New
19. 2025-04-21
    listed $135,000 New
20. 2025-04-21
    listed $135,000 New
21. 2025-04-21
    listed $160,000 New
22. 2018-05-23
    soldstatus $33,400 Sold
23. 2018-03-30
    status Under Contract
24. 2018-03-12
    price $49,900
25. 2017-12-21
    price $54,900
26. 2017-12-20
    status Back on Market
27. 2017-11-27
    status Under Contract
28. 2017-09-29
    price $59,900
29. 2017-05-03
    listed $64,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,728
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,618
• Taxable income: $4,592
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,649/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 · 3 photos

Fair 45/100 Moderate rehab

This property presents significant opportunities for renovation and improvement, with major repairs needed to the exterior and roof, as well as landscaping. Potential buyers should consider the investment required for these updates to maximize the property's value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Roof — Aged appearance
• Major Landscaping — Needs trimming and maintenance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace HVAC components — Modern HVAC improves comfort and energy efficiency
• Both Landscaping improvements — Aesthetic improvements boost curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Roof · Aged appearance	Major	$15,000–50,000
Landscaping · Needs trimming and maintenance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace HVAC components — Modern HVAC improves comfort and energy efficiency ↑
• Both Landscaping improvements — Aesthetic improvements boost curb appeal and property 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: Butts County
• NCES district ID: 1300690
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $45,248
• Composite: 23.65/100
• National rank: #7842
• State rank: #103 of 174 in GA

Livability — Jenkinsburg

• Score: 56/100
• State rank: #498
• US rank: #22847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,920

Population outlook (Butts County) Hauer SSP2

• Today (2025): 22,763 people
• By 2030: 22,127 · -2.8%
• By 2040: 20,591 · -9.5%
• By 2050: 18,978 · -16.6%
• By 2075: 15,292 · -32.8%
• By 2100: 11,404 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Two or more races 3%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Butts

• 2024 margin: Solid R (+45.2) · D 27.2% · R 72.4%
• 2008→2024 swing: -13.5pp toward R · 2008: -31.7pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+43.6 2016: R+43.8 2012: R+35.6 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.91%
• Current HPI: 358.7694
• 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

+38.7% since first listed

29 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-04 Listing Removed — GAMLS
• 2026-04-09 Pending — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-01-20 Listed $90,000 GAMLS
• 2026-01-20 Listed $90,000 GAMLS
• 2026-01-20 Listed $90,000 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-01 Listed $135,000 GAMLS
• 2025-10-01 Coming Soon — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-01 Listing Removed — GAMLS
• 2025-07-01 Relisted — GAMLS
• 2025-07-01 Listing Removed — GAMLS
• 2025-05-30 Pending — GAMLS
• 2025-04-21 Listed $160,000 GAMLS
• 2025-04-21 Listed $135,000 GAMLS
• 2025-04-21 Listed $135,000 GAMLS
• 2025-04-21 Listed $135,000 GAMLS
• 2018-05-23 Sold (MLS) $33,400 GAMLS
• 2018-03-30 Pending — GAMLS
• 2018-03-12 Price Changed $49,900 GAMLS
• 2017-12-21 Price Changed $54,900 GAMLS
• 2017-12-20 Relisted — GAMLS
• 2017-11-27 Pending — GAMLS
• 2017-09-29 Price Changed $59,900 GAMLS
• 2017-05-03 Listed $64,900 GAMLS