105 Yellow Jacket Ct · LaGrange, GA 30240

$251,500

5 bd · 3.0 ba · 2,461 sqft · SingleFamily public records · 8 Days on market

Built 2016 0.37 ac lot Est $406k · 38% 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
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

House is like new! In Lagrange HS Zone, This 4 bedroom, 3 bathroom home is located in popular Creekside Subdivision just a stone's throw from Downtown LaGrange. Granite Countertop & Tiled Backsplash Kitchen w/SS appliances, Hardwood floors in whole main floor, Separate dining area, Open floor plan, 2-story family room w/gas fireplace, Large bedroom on main level possible for the guest, Spacious Master room w/double vanity, Separate Shower and garden, spacious walk-in closet, two bedrooms, laundry on same level with bedrooms. utilized Mud room w/Cubicles thru garage. one of the big lot located on a cul-de sac.

Key facts

• 0.37 acre lot
• Garage
• Built 2016

Property features AI

Finance

• Other: Directions: Moon Road to Arrel Drive, house on right side.
• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; 2 stories
• Exterior features: Located on a cul-de-sac; Level lot; Subdivision: CREEKSIDE

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s) for cooling
• Interior features: Walk-in closets; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.9% below list).
• Recommended offer: $219k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in LaGrange — 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 60/100 on livability (#393 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• Troup County (rural): math 26% / reading 29% proficiency, ranked #109 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.0%/yr); 305 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 474 units permitted in Troup County in 2024 (87 in 5+ unit buildings).
• This rent runs 43% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Troup County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,046 (12.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F 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?
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: 0.87% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $406,065
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Dixie Creek Dr	0.09mi	4/2.0 (-1)	2,452 (-0%)	1mo	$310,000	$126	85
506 Creekside Dr	0.05mi	4/3.0 (-1)	2,440 (-1%)	19mo	$299,000	$123	76
156 Wisteria Ridge Ter	0.28mi	4/2.0 (-1)	2,258 (-8%)	8mo	$450,000	$199	57
804 Wisteria Way	0.58mi	4/2.5 (-1)	2,093 (-15%)	4mo	$425,000	$203	38
719 Camellia Dr	0.51mi	4/3.5 (-1)	2,738 (+11%)	21mo	$452,000	$165	32
92 Priscilla Dr	0.73mi	4/2.0 (-1)	2,124 (-14%)	9mo	$195,000	$92	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-45,794
• Equity at exit: $37,499

10-year hold

• IRR: -19.3%
• Equity multiple: 0.11×
• Total profit: $-62,867
• Equity at exit: $21,745

Cash invested: $70,420 (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 30240

• Home prices YoY: -26.0%
• Rents YoY: -1.0%
• Active inventory: 305
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,319
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $21

Break-even live

Break-even rent $2,163

Max offer price $251,500

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $93	+0% $21	+5% $-50	+10% $-121
Rent	-10% $-152	-5% $-65	+0% $21	+5% $108	+10% $194
Rate	-1.0pp $148	-0.5pp $85	base $21	+0.5pp $-44	+1.0pp $-110

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: $62,875
• Closing costs: $7,545
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 S Chilton Cres Lagrange, GA	4.0	3.0	1824	$2,000	$1.10	44d	1	0.46mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$2,685	$1.86	3d	9	1.48mi

Listing history 10 events

1. 2026-06-19
   status $251,500 Under Contract 8 DOM
2. 2026-06-18
   status $251,500 Pending Offer Approval 8 DOM
3. 2026-06-18
   days on market $251,500 New 8 DOM
4. 2026-06-17
   days on market $251,500 New 7 DOM
5. 2026-06-16
   days on market $251,500 New 6 DOM
6. 2026-06-15
   days on market $251,500 New 5 DOM
7. 2026-06-14
   days on market $251,500 New 3 DOM
8. 2026-06-12
   statusdays on marketlisting id $251,500 New 2 DOM
9. 2026-06-09
   remarks 392-char remark
10. 2026-06-09
    listed $251,500 Active 1 DOM

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $3,424 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,286
• − Mortgage interest: −$14,088
• − Property taxes: −$3,424
• − Insurance: −$1,258
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$7,316
• Taxable loss: −$4,006
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $1,218/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: Troup County
• NCES district ID: 1300001
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,354
• Composite: 23.3/100
• National rank: #7920
• State rank: #109 of 174 in GA

Livability — LaGrange

• Score: 60/100
• State rank: #393
• US rank: #19555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaGrange, GA
• County: Troup County · 57,111 people
• City population: 57,111
• Metro: LaGrange, GA-AL
• Population (ZIP): 31,271
• Household income: $61,584
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1033.0

Population outlook (Troup County) Hauer SSP2

• Today (2025): 75,537 people
• By 2030: 78,250 · +3.6%
• By 2040: 83,184 · +10.1%
• By 2050: 87,167 · +15.4%
• By 2075: 95,643 · +26.6%
• By 2100: 94,234 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Troup

• 2024 margin: Strong R (+24.4) · D 37.6% · R 62.0%
• 2008→2024 swing: -5.4pp toward R · 2008: -19.0pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+21.9 2016: R+23.4 2012: R+17.8 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.20%
• Current HPI: 251.5869
• Rent YoY: ▼ -0.96%
• Metro: LaGrange, GA-AL
• 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

+2.2% since first listed

11 events — show timeline

• 2026-06-08 Listed $251,500 CBOR
• 2020-05-22 Sold (Public Records) $227,900 Public Records
• 2020-05-20 Sold (MLS) $227,900 CBOR
• 2020-05-20 Sold (MLS) $227,900 GAMLS
• 2020-05-03 Pending — GAMLS
• 2020-04-20 Pending — GAMLS
• 2020-04-10 Price Changed $227,900 GAMLS
• 2020-03-28 Price Changed $233,900 GAMLS
• 2020-03-18 Price Changed $239,900 GAMLS
• 2020-01-10 Listed $227,900 CBOR
• 2020-01-10 Listed $246,100 GAMLS

Property tax history

+22.0%/yr

Latest (2025): $3,424 · +9.8% YoY. Source: county tax records.