119 Little St · Williamson, GA 30292

$200,000

3 bd · 2.0 ba · 1,152 sqft · Other · 97 Days on market

Built 1989 0.50 ac lot ↓ 20% since listing

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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).

• Cash flow +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rebuilt, Not Refreshed! Located in Williamson, Pike County Welcome to 119 Little Street, Williamson, GA - Fantastic 3 bedroom, 2 bathroom home that has been intentionally rebuilt from the ground up, delivering the reliability of new construction without the uncertainty of a cosmetic flip! All Major systems and components were fully replaced, including the roof, siding, HVAC, electrical, plumbing, insulation, drywall, flooring, and fixtures. The result is a home designed for longevity, efficiency, and peace of mind for years to come! Inside, the layout is open and inviting with luxury vinyl plank flooring, soft neutral tones, and updated lighting that enhances both function and flow! The fully redesigned kitchen offers new cabinetry, new countertops, and new appliances, opening directly to the living area for effortless everyday living and entertaining. Both bathrooms have been completely rebuilt with nice modern finishes. The primary suite features a private en-suite bath with double vanity, while two additional bedrooms allow flexibility for family, guests, or a dedicated workspace. Out back, enjoy a covered deck overlooking a quiet, easy maintenance half acre yard- a rare combination of privacy and convenience in Williamson! Located in Pike County School District, this home offers a rare opportunity to purchase a property where the heavy lifting has already been done...delivering durability, comfort, and modern design at a compelling value! Tenant occupied. Showings by appointment only. Please do not disturb tenants. Schedule your private showing today!

Key facts

• Double vanity
• New appliances
• New cabinetry

Tags

• FULL SCALE RENOVATION
• NEW CABINETRY
• NEW COUNTERTOPS
• NEW APPLIANCES
• PRIVATE EN SUITE BATH
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.9% in Williamson — 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 (#468 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Pike County (rural): math 32% / reading 36% proficiency, ranked #64 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 91 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pike County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,957
• Equity at exit: $29,821

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $13,853
• Equity at exit: $17,292

Cash invested: $56,000 (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 30292

• Home prices YoY: -16.2%
• Active inventory: 80
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $305

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $443	-5% $374	+0% $305	+5% $236	+10% $167
Rent	-10% $136	-5% $221	+0% $305	+5% $389	+10% $474
Rate	-1.0pp $406	-0.5pp $356	base $305	+0.5pp $253	+1.0pp $200

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Under Contract 1591-char remark

   Show marketing remark (1591 chars)

   Rebuilt, Not Refreshed! Located in Williamson, Pike County Welcome to 119 Little Street, Williamson, GA - Fantastic 3 bedroom, 2 bathroom home that has been intentionally rebuilt from the ground up, delivering the reliability of new construction without the uncertainty of a cosmetic flip! All Major systems and components were fully replaced, including the roof, siding, HVAC, electrical, plumbing, insulation, drywall, flooring, and fixtures. The result is a home designed for longevity, efficiency, and peace of mind for years to come! Inside, the layout is open and inviting with luxury vinyl plank flooring, soft neutral tones, and updated lighting that enhances both function and flow! The fully redesigned kitchen offers new cabinetry, new countertops, and new appliances, opening directly to the living area for effortless everyday living and entertaining. Both bathrooms have been completely rebuilt with nice modern finishes. The primary suite features a private en-suite bath with double vanity, while two additional bedrooms allow flexibility for family, guests, or a dedicated workspace. Out back, enjoy a covered deck overlooking a quiet, easy maintenance half acre yard- a rare combination of privacy and convenience in Williamson! Located in Pike County School District, this home offers a rare opportunity to purchase a property where the heavy lifting has already been done...delivering durability, comfort, and modern design at a compelling value! Tenant occupied. Showings by appointment only. Please do not disturb tenants. Schedule your private showing today!

2. 2026-03-18
   price $200,000 1591-char remark

   Show marketing remark (1591 chars)

   Rebuilt, Not Refreshed! Located in Williamson, Pike County Welcome to 119 Little Street, Williamson, GA - Fantastic 3 bedroom, 2 bathroom home that has been intentionally rebuilt from the ground up, delivering the reliability of new construction without the uncertainty of a cosmetic flip! All Major systems and components were fully replaced, including the roof, siding, HVAC, electrical, plumbing, insulation, drywall, flooring, and fixtures. The result is a home designed for longevity, efficiency, and peace of mind for years to come! Inside, the layout is open and inviting with luxury vinyl plank flooring, soft neutral tones, and updated lighting that enhances both function and flow! The fully redesigned kitchen offers new cabinetry, new countertops, and new appliances, opening directly to the living area for effortless everyday living and entertaining. Both bathrooms have been completely rebuilt with nice modern finishes. The primary suite features a private en-suite bath with double vanity, while two additional bedrooms allow flexibility for family, guests, or a dedicated workspace. Out back, enjoy a covered deck overlooking a quiet, easy maintenance half acre yard- a rare combination of privacy and convenience in Williamson! Located in Pike County School District, this home offers a rare opportunity to purchase a property where the heavy lifting has already been done...delivering durability, comfort, and modern design at a compelling value! Tenant occupied. Showings by appointment only. Please do not disturb tenants. Schedule your private showing today!

3. 2026-03-10
   price $239,900 1591-char remark

   Show marketing remark (1591 chars)

   Rebuilt, Not Refreshed! Located in Williamson, Pike County Welcome to 119 Little Street, Williamson, GA - Fantastic 3 bedroom, 2 bathroom home that has been intentionally rebuilt from the ground up, delivering the reliability of new construction without the uncertainty of a cosmetic flip! All Major systems and components were fully replaced, including the roof, siding, HVAC, electrical, plumbing, insulation, drywall, flooring, and fixtures. The result is a home designed for longevity, efficiency, and peace of mind for years to come! Inside, the layout is open and inviting with luxury vinyl plank flooring, soft neutral tones, and updated lighting that enhances both function and flow! The fully redesigned kitchen offers new cabinetry, new countertops, and new appliances, opening directly to the living area for effortless everyday living and entertaining. Both bathrooms have been completely rebuilt with nice modern finishes. The primary suite features a private en-suite bath with double vanity, while two additional bedrooms allow flexibility for family, guests, or a dedicated workspace. Out back, enjoy a covered deck overlooking a quiet, easy maintenance half acre yard- a rare combination of privacy and convenience in Williamson! Located in Pike County School District, this home offers a rare opportunity to purchase a property where the heavy lifting has already been done...delivering durability, comfort, and modern design at a compelling value! Tenant occupied. Showings by appointment only. Please do not disturb tenants. Schedule your private showing today!

4. 2026-01-26
   listed $250,000 New 1591-char remark

   Show marketing remark (1591 chars)

   Rebuilt, Not Refreshed! Located in Williamson, Pike County Welcome to 119 Little Street, Williamson, GA - Fantastic 3 bedroom, 2 bathroom home that has been intentionally rebuilt from the ground up, delivering the reliability of new construction without the uncertainty of a cosmetic flip! All Major systems and components were fully replaced, including the roof, siding, HVAC, electrical, plumbing, insulation, drywall, flooring, and fixtures. The result is a home designed for longevity, efficiency, and peace of mind for years to come! Inside, the layout is open and inviting with luxury vinyl plank flooring, soft neutral tones, and updated lighting that enhances both function and flow! The fully redesigned kitchen offers new cabinetry, new countertops, and new appliances, opening directly to the living area for effortless everyday living and entertaining. Both bathrooms have been completely rebuilt with nice modern finishes. The primary suite features a private en-suite bath with double vanity, while two additional bedrooms allow flexibility for family, guests, or a dedicated workspace. Out back, enjoy a covered deck overlooking a quiet, easy maintenance half acre yard- a rare combination of privacy and convenience in Williamson! Located in Pike County School District, this home offers a rare opportunity to purchase a property where the heavy lifting has already been done...delivering durability, comfort, and modern design at a compelling value! Tenant occupied. Showings by appointment only. Please do not disturb tenants. Schedule your private showing today!

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

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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $25,626
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,818
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $3,538/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: Pike County
• NCES district ID: 1304170
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $53,484
• Composite: 29.84/100
• National rank: #6414
• State rank: #64 of 174 in GA

Livability — Williamson

• Score: 57/100
• State rank: #468
• US rank: #22064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, GA
• Population (ZIP): 6,092

Population outlook (Pike County) Hauer SSP2

• Today (2025): 18,433 people
• By 2030: 18,537 · +0.6%
• By 2040: 18,371 · -0.3%
• By 2050: 17,676 · -4.1%
• By 2075: 15,564 · -15.6%
• By 2100: 12,317 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 13% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+73.4) · D 13.1% · R 86.6%
• 2008→2024 swing: -12.8pp toward R · 2008: -60.6pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+71.1 2016: R+69.6 2012: R+65.5 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 233.4239
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-03-18 Price Changed $200,000 GAMLS
• 2026-03-10 Price Changed $239,900 GAMLS
• 2026-01-26 Listed $250,000 GAMLS

Property tax history

+4.9%/yr

Latest (2025): $349 · -5.9% YoY. Source: county tax records.