4274 Highway 98 W · Ila, GA 30633

$259,000

2 bd · 1.0 ba · 1,710 sqft · SingleFamily public records · 52 Days on market

Built 1955 2.00 ac lot $151/sqft · 15% below area Est $303k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +13.1/30.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the home's functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

Key facts

• Fully renovated
• New water heater
• Granite countertops

Tags

• FULLY RENOVATED
• NEW HVAC SYSTEM
• NEW WATER HEATER
• GRANITE COUNTERTOPS
• FRESH INTERIOR PAINT
• UPDATED LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-77 ($-924/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (22.8% below list).
• Recommended offer: $200k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Ila — 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 (#442 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $118k; list at $259k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000 (22.8% 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 52 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $303,333
• List price: $259,000
• Delta: -14.62%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $136,102
• Equity at exit: $233,328

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $404,552
• Equity at exit: $503,180

Cash invested: $72,520 (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 30633

• Home prices YoY: 4.0%
• Active inventory: 64
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-77

Break-even live

Break-even rent $2,097

Max offer price $245,396

Occupancy floor 99%

Sensitivity live

Price	-10% $70	-5% $-4	+0% $-77	+5% $-150	+10% $-224
Rent	-10% $-235	-5% $-156	+0% $-77	+5% $2	+10% $81
Rate	-1.0pp $53	-0.5pp $-11	base $-77	+0.5pp $-144	+1.0pp $-212

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
552 Sewell Mill Rd Danielsville, GA	3.0	2.0	1500	$2,000	$1.33	44d	1	1.46mi

Listing history 38 events

1. 2026-06-16
   status $259,000 Pending 52 DOM
2. 2026-06-16
   days on market $259,000 Active 52 DOM
3. 2026-06-15
   days on market $259,000 Active 51 DOM
4. 2026-06-14
   days on market $259,000 Active 49 DOM
5. 2026-06-13
   days on market $259,000 Active 48 DOM
6. 2026-06-10
   days on market $259,000 Active 46 DOM
7. 2026-06-09
   days on market $259,000 Active 45 DOM
8. 2026-06-08
   days on market $259,000 Active 44 DOM
9. 2026-06-07
   pricedays on market $259,000 Active 43 DOM
10. 2026-06-02
    days on market $265,000 Active 38 DOM
11. 2026-06-01
    days on market $265,000 Active 37 DOM
12. 2026-05-31
    days on market $265,000 Active 36 DOM
13. 2026-05-30
    days on market $265,000 Active 35 DOM
14. 2026-05-18
    status Active 568-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

15. 2026-05-18
    status Back On Market 567-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

16. 2026-05-12
    status Pending 568-char remark

    Show marketing remark (568 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the home's functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

17. 2026-05-11
    status Under Contract 567-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

18. 2026-05-02
    status Active 568-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

19. 2026-05-02
    status Back On Market 567-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

20. 2026-04-28
    status Pending 568-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

21. 2026-04-28
    status Under Contract 567-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

22. 2026-04-14
    listed $265,000 Active 568-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

23. 2026-04-14
    listed $265,000 New 567-char remark

    Show marketing remark (567 chars)

    This fully renovated 2 bed 2 bath 1,710 sqft. home in Danielsville offers modern updates and a spacious setting on 2 acres in desirable Madison County. Recent improvements include a new HVAC system, new water heater, granite countertops, fresh interior paint, updated light fixtures, and luxury vinyl plank flooring throughout. A front deck provides a welcoming outdoor space, complementing the homes functional layout and private surroundings. This property presents an excellent opportunity for buyers seeking a move-in ready home with both comfort and convenience.

24. 2026-01-16
    historical
25. 2026-01-16
    historical
26. 2025-11-13
    price $205,000
27. 2025-11-10
    historical
28. 2025-09-29
    price $279,900
29. 2025-09-05
    listed $205,000 Active
30. 2025-09-05
    listed $285,000 New
31. 2025-09-05
    listed $285,000
32. 2019-04-02
    historical
33. 2019-04-02
    historical
34. 2019-02-28
    listed $123,000 New
35. 2019-02-28
    listed $123,000
36. 2007-08-07
    soldstatus $117,500
37. 2007-07-25
    soldstatus $117,474
38. 2007-02-16
    listed $112,000

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $2,383 · $199/mo
• Expected delta: +$890/yr (+$74/mo · 59.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$14,508
• − Property taxes: −$1,493
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,535
• Taxable loss: −$5,468
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $388/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 of 174 in GA

Livability — Ila

• Score: 58/100
• State rank: #442
• US rank: #21271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,706

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 8%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 274.92
• 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

+136.6% since first listed

25 events — show timeline

• 2026-05-18 Relisted — Hive MLS
• 2026-05-18 Relisted — GAMLS
• 2026-05-12 Pending — Hive MLS
• 2026-05-11 Pending — GAMLS
• 2026-05-02 Relisted — Hive MLS
• 2026-05-02 Relisted — GAMLS
• 2026-04-28 Pending — Hive MLS
• 2026-04-28 Pending — GAMLS
• 2026-04-14 Listed $265,000 GAMLS
• 2026-04-14 Listed $265,000 Hive MLS
• 2026-01-16 Listing Removed — GAMLS
• 2026-01-16 Listing Removed — Hive MLS
• 2025-11-13 Price Changed $205,000 GAMLS
• 2025-11-10 Listing Removed — Hive MLS
• 2025-09-29 Price Changed $279,900 GAMLS
• 2025-09-05 Listed $285,000 Hive MLS
• 2025-09-05 Listed $285,000 GAMLS
• 2025-09-05 Listed $205,000 Hive MLS
• 2019-04-02 Listing Removed — Hive MLS
• 2019-04-02 Listing Removed — GAMLS
• 2019-02-28 Listed $123,000 Hive MLS
• 2019-02-28 Listed $123,000 GAMLS
• 2007-08-07 Sold (Public Records) $117,500 Public Records
• 2007-07-25 Sold (MLS) $117,474 Hive MLS
• 2007-02-16 Listed $112,000 Hive MLS

Property tax history

+5.4%/yr

Latest (2025): $1,493 · +2.9% YoY. Source: county tax records.