110 Williams Wilson Rd

Ila, GA 30646

$449,000D-

2 bd · 2.0 ba · 3,112 sqft · Built 1986 · SingleFamily · Active · 91 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,547/mo
• Mortgage (P&I): −$2,355
• Tax + insurance: −$388
• HOA: −$0
• Vac / Maint / Mgmt: −$325
• Net cashflow: $-1,520/mo
• Annual: $-18,240/yr
• Cap rate: 2.23%
• Cash-on-cash: -14.51%
• DSCR: 0.35
• 1% rule: 0.34%
• Cash to close: $125,720

Investor read

• This is a 2-bed/2.0-bath single-family listed at $449k.
• 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).
• It's been on market 91 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $155k (65.5% below list) — sets the bar for 1% rule.
• In year one you build about $48k of equity ($3k loan paydown + $44k appreciation (9.9% local appreciation)).
• 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).
• 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.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.