766 William Ave · Appling, GA 30802

$499,900

4 bd · 3.0 ba · 3,027 sqft · Other public records · 41 Days on market

Built 2011 2.56 ac lot $165/sqft · 23% below area Est $649k · 23% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Cash flow +3.3/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Set on over 2.5 acres, this five-bedroom home delivers space, scale, and quiet luxury in a neighborhood designed for breathing room. From the moment you arrive, the welcoming front porch with Craftsman-style columns sets the tone for a home that blends classic design with modern comfort. Inside, a two-story foyer creates an immediate sense of arrival, flanked by a formal dining room with coffered ceilings and wainscoting -- ideal for hosting -- and a formal living room that easily doubles as a private home office or sitting room. The heart of the home opens into a spacious living area with a wood-burning fireplace that flows seamlessly into the kitchen, making everyday living and entertaini

Key facts

• Coffered ceilings
• Wainscoting
• Formal dining room

Tags

• FRONT PORCH
• CRAFTSMAN-STYLE COLUMNS
• TWO-STORY FOYER
• FORMAL DINING ROOM
• COFFERED CEILINGS
• WAINSCOTING

Property features AI

Finance

• Other: Zoning: R-A; Lot is approximately 2.56 acres; Subdivision: Mcconnell Run

Exterior

• Parking: Attached garage; Two garage spaces; Total of 2 parking spaces; Concrete driveway/parking pad
• Utilities: Water connected; Septic tank
• Home design: Single-family residence; Two stories; Entry level: 1; Residential property
• Construction: Brick, fiber cement and frame construction; Composition roof; Slab foundation; Built on two levels
• Exterior features: Covered patio; Porch with front porch; Privacy fencing around backyard; Outbuilding; Shaded/wooded lot; Landscaped yard; Front sprinklers; Paved road access; Has view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total of 9 rooms (bedroom count not specified separately)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms; Accessible full bath
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Tray ceilings; High ceilings; Entrance foyer; Kitchen island; Ceiling fans; Pantry; Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $500k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (55.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (63.4% below list).
• Recommended offer: $183k (63.4% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 1.1% in Appling — 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 57/100 on livability (#457 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: housing D+, amenities F, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Columbia Elementary School (math 67% / reading 67%, grade B+, #79 of 1,228 statewide, top 7%, 459 students, 22% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Market conditions: 156 active listings in the ZIP; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $75k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $359k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,030 (63.4% 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 41 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.37% ✗
• Cap rate: 2.55%
• Cash-on-cash: -13.38%
• DSCR: 0.40
• GRM: 22.8

CMA / ARV

• ARV (median comp): $649,224
• List price: $499,900
• Delta: -23.00%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 2.23×
• Total profit: $172,643
• Equity at exit: $450,350

10-year hold

• IRR: 14.7%
• Equity multiple: 5.19×
• Total profit: $586,053
• Equity at exit: $971,196

Cash invested: $139,972 (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 30802

• Home prices YoY: 4.8%
• Active inventory: 156
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-1,560

Break-even live

Break-even rent $3,805

Max offer price $224,289

Occupancy floor —

Sensitivity live

Price	-10% $-1,277	-5% $-1,419	+0% $-1,560	+5% $-1,702	+10% $-1,843
Rent	-10% $-1,705	-5% $-1,632	+0% $-1,560	+5% $-1,488	+10% $-1,416
Rate	-1.0pp $-1,308	-0.5pp $-1,433	base $-1,560	+0.5pp $-1,690	+1.0pp $-1,821

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $499,900 Active 41 DOM
2. 2026-06-18
   days on market $499,900 Active 38 DOM
3. 2026-06-17
   days on market $499,900 Active 37 DOM
4. 2026-06-16
   days on market $499,900 Active 36 DOM
5. 2026-06-15
   days on market $499,900 Active 35 DOM
6. 2026-06-14
   days on market $499,900 Active 33 DOM
7. 2026-06-13
   days on market $499,900 Active 32 DOM
8. 2026-06-10
   days on market $499,900 Active 30 DOM
9. 2026-06-09
   days on market $499,900 Active 29 DOM
10. 2026-06-08
    days on market $499,900 Active 28 DOM
11. 2026-06-07
    days on market $499,900 Active 27 DOM
12. 2026-06-03
    days on market $499,900 Active 23 DOM
13. 2026-06-02
    days on market $499,900 Active 22 DOM
14. 2026-06-01
    days on market $499,900 Active 21 DOM
15. 2026-05-31
    days on market $499,900 Active 20 DOM
16. 2026-05-30
    days on market $499,900 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-05-11
    historical
19. 2026-05-07
    price $499,900
20. 2026-04-13
    price $550,000
21. 2026-02-22
    price $564,900
22. 2026-01-26
    listed $575,000 Active
23. 2026-01-26
    listed $499,900 Active
24. 2025-08-26
    historical
25. 2025-03-27
    listed $599,999
26. 2025-03-27
    listed $599,999
27. 2018-09-20
    soldstatus $359,000
28. 2018-09-14
    soldstatus $359,000
29. 2018-09-14
    soldstatus $359,000
30. 2018-07-06
    listed $359,000
31. 2018-07-06
    listed $359,000
32. 2011-04-07
    soldstatus $41,500
33. 2011-04-01
    soldstatus $41,500
34. 2011-04-01
    soldstatus $41,500
35. 2010-10-16
    listed $45,000
36. 2010-10-16
    listed $45,000
37. 2005-09-22
    soldstatus $1,250,000

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $4,599 · $383/mo
• Expected delta: +$2,484/yr (+$207/mo · 117.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,964
• − Mortgage interest: −$28,002
• − Property taxes: −$2,115
• − Insurance: −$2,500
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$14,543
• Taxable loss: −$28,710
• Est. tax savings @ 24.0%: +$6,890
• After-tax cash flow: $-11,832/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Appling

• Score: 57/100
• State rank: #457
• US rank: #21719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,375

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.67%
• Current HPI: 339.0061
• 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

-60.0% since first listed

21 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $499,900 Hive MLS
• 2026-04-13 Price Changed $550,000 Hive MLS
• 2026-02-22 Price Changed $564,900 Hive MLS
• 2026-01-26 Listed $575,000 Hive MLS
• 2026-01-26 Listed $499,900 Hive MLS
• 2025-08-26 Listing Removed — Hive MLS
• 2025-03-27 Listed $599,999 Hive MLS
• 2025-03-27 Listed $599,999 Hive MLS
• 2018-09-20 Sold (Public Records) $359,000 Public Records
• 2018-09-14 Sold (MLS) $359,000 Hive MLS
• 2018-09-14 Sold (MLS) $359,000 Hive MLS
• 2018-07-06 Listed $359,000 Hive MLS
• 2018-07-06 Listed $359,000 Hive MLS
• 2011-04-07 Sold (Public Records) $41,500 Public Records
• 2011-04-01 Sold (MLS) $41,500 Hive MLS
• 2011-04-01 Sold (MLS) $41,500 Hive MLS
• 2010-10-16 Listed $45,000 Hive MLS
• 2010-10-16 Listed $45,000 Hive MLS
• 2005-09-22 Sold (Public Records) $1,250,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $2,115 · +20.3% YoY. Source: county tax records.