110 Williams Wilson Rd · Ila, GA 30646

$449,000

2 bd · 2.0 ba · 3,112 sqft · SingleFamily public records · 91 Days on market

Built 1986 1.65 ac lot $144/sqft · 19% below area Est $553k · 19% 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 +9.9/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Cash flow +2.7/30.0
• 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 MLS

Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

Key facts

• Private driveway
• 1.65 acre lot
• 8 garage spots

Tags

• MULTI-GENERATIONAL LIVING
• TWO SEPARATE DWELLINGS
• LARGE FENCED BACKYARD
• THREE-BAY METAL GARAGE
• ADDITIONAL METAL CARPORT
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (59.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (65.5% below list).
• Recommended offer: $155k (65.5% below list) — sets the bar for 1% rule.

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: 58 active listings in the ZIP; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $44k appreciation (9.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $207k; list at $449k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,732 (65.5% 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 91 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.34% ✗
• Cap rate: 2.23%
• Cash-on-cash: -14.51%
• DSCR: 0.35
• GRM: 24.2

CMA / ARV

• ARV (median comp): $552,558
• List price: $449,000
• Delta: -18.74%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 2.15×
• Total profit: $144,240
• Equity at exit: $400,998

10-year hold

• IRR: 13.9%
• Equity multiple: 4.97×
• Total profit: $499,619
• Equity at exit: $861,071

Cash invested: $125,720 (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 30646

• Home prices YoY: 3.2%
• Active inventory: 58
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-1,520

Break-even live

Break-even rent $3,471

Max offer price $180,479

Occupancy floor —

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $449,000 Active 91 DOM
2. 2026-06-18
   days on market $449,000 Active 90 DOM
3. 2026-06-17
   days on market $449,000 Active 89 DOM
4. 2026-06-16
   days on market $449,000 Active 88 DOM
5. 2026-06-15
   days on market $449,000 Active 87 DOM
6. 2026-06-14
   days on market $449,000 Active 85 DOM
7. 2026-06-13
   days on market $449,000 Active 84 DOM
8. 2026-06-10
   days on market $449,000 Active 82 DOM
9. 2026-06-09
   days on market $449,000 Active 81 DOM
10. 2026-06-08
    days on market $449,000 Active 80 DOM
11. 2026-06-07
    days on market $449,000 Active 79 DOM
12. 2026-06-02
    days on market $449,000 Active 74 DOM
13. 2026-06-01
    days on market $449,000 Active 73 DOM
14. 2026-05-31
    days on market $449,000 Active 72 DOM
15. 2026-05-30
    days on market $449,000 Active 71 DOM
16. 2026-05-14
    price $449,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

17. 2026-05-14
    price $449,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

18. 2026-05-12
    price $459,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

19. 2026-05-12
    price $459,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

20. 2026-04-18
    price $464,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

21. 2026-04-18
    price $464,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

22. 2026-04-03
    price $469,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

23. 2026-04-03
    price $469,000 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

24. 2026-03-20
    listed $475,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

25. 2026-03-01
    listed $475,000 New 1027-char remark

    Show marketing remark (1027 chars)

    Discover a truly unique property offering exceptional flexibility for multi-generational living! Situated on 1.65 acres, this fully renovated property features two separate dwellings, making it ideal for extended family, guests, or additional living arrangements. The main residence offers 3 bedrooms and 3 bathrooms and includes a spacious layout designed for comfortable living. A large living room and versatile flex space provide plenty of room to gather or create a home office, playroom, or hobby area. Adjacent to the main residence is the second dwelling - a mobile home consisting of 2 bedrooms and 2 bathrooms. Outside, the property continues to impress with a large fenced backyard, a three-bay metal garage, and an additional metal carport located behind the mobile home, providing ample room for vehicles, equipment, or storage. This one-of-a-kind property offers endless possibilities and a rare opportunity for flexible living. The mobile home has it's own private driveway and mailbox but it is on the same lot.

26. 2025-12-01
    soldstatus $207,000
27. 2025-11-26
    soldstatus $207,000 Closed
28. 2025-07-20
    historical
29. 2025-07-18
    listed $300,000

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $4,131 · $344/mo
• Expected delta: +$1,722/yr (+$144/mo · 71.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,568
• − Mortgage interest: −$25,151
• − Property taxes: −$2,409
• − Insurance: −$2,245
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$13,062
• Taxable loss: −$27,270
• Est. tax savings @ 24.0%: +$6,545
• After-tax cash flow: $-11,696/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): 8,161

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 (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 9% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Slovak 2% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

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: ▲ 9.89%
• Current HPI: 316.3625
• 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

+49.7% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $449,000 Hive MLS
• 2026-05-14 Price Changed $449,000 GAMLS
• 2026-05-12 Price Changed $459,000 Hive MLS
• 2026-05-12 Price Changed $459,000 GAMLS
• 2026-04-18 Price Changed $464,000 Hive MLS
• 2026-04-18 Price Changed $464,000 GAMLS
• 2026-04-03 Price Changed $469,000 Hive MLS
• 2026-04-03 Price Changed $469,000 GAMLS
• 2026-03-20 Listed $475,000 Hive MLS
• 2026-03-01 Listed $475,000 GAMLS
• 2025-12-01 Sold (Public Records) $207,000 Public Records
• 2025-11-26 Sold (MLS) $207,000 Hive MLS
• 2025-07-20 Listing Removed — Hive MLS
• 2025-07-18 Listed $300,000 Hive MLS

Property tax history

+4.3%/yr

Latest (2025): $2,409 · +1.9% YoY. Source: county tax records.