1308 Park Ave · LaGrange, GA 30240

$145,000

3 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 157 Days on market

Built 1920 0.29 ac lot $142/sqft · 172% above area

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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).

• Cash flow +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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

This Classic 3 bedroom, 1 bath 1338 sqft home has been restored with new paint inside and outside. Kitchen and bathroom has been completely remodeled with new custom made solid wood cabinets and vanity. There's hardwood floors throughout the house except for the bathroom, in which has checkerboard vinyl flooring. The plumbing, roof, and HVAC was updated about 12 years ago. Home is wheelchair friendly. take a tour.

Key facts

• Completely remodeled
• New paint
• 0.29 acre lot

Tags

• NEW PAINT
• COMPLETELY REMODELED
• CHECKERBOARD VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $134k (7.4% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 474 units permitted in Troup County in 2024 (87 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 $4k 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

• It's been on market 157 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $145k implies a 706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 0.93% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $69,838
• List price: $145,000
• Delta: 107.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Forrest Ave	0.25mi	3/2.0	1,137 (+11%)	2mo	$164,900	$145	64
1002 Callaway Ave	0.39mi	3/2.0	1,002 (-2%)	14mo	$187,900	$188	63
1186 Lindsey St	0.49mi	2/2.0 (-1)	1,104 (+8%)	2mo	$169,900	$154	53
1194 Lindsey St	0.46mi	2/1.0 (-1)	900 (-12%)	1mo	$106,000	$118	53
812 Elm St	0.47mi	2/1.0 (-1)	1,145 (+12%)	2mo	$139,000	$121	51
614 Cottage Ln	0.68mi	2/2.0 (-1)	996 (-3%)	10mo	$156,000	$157	47
805 Ash St	0.46mi	2/2.0 (-1)	1,116 (+9%)	12mo	$189,900	$170	45
807 Ash St	0.46mi	3/2.0	1,146 (+12%)	12mo	$189,900	$166	45
601 Elm St	0.69mi	3/2.0	1,102 (+8%)	14mo	$192,000	$174	39
1013 Troup St	0.63mi	3/2.0	1,146 (+12%)	12mo	$194,900	$170	36
4 Handley St	0.65mi	3/2.0	1,146 (+12%)	13mo	$189,900	$166	34
2 Handley St	0.64mi	2/2.0 (-1)	1,116 (+9%)	14mo	$184,900	$166	34

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-16,038
• Equity at exit: $21,620

10-year hold

• IRR: -6.4%
• Equity multiple: 0.64×
• Total profit: $-14,657
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$760
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $180

Break-even live

Break-even rent $1,116

Max offer price $145,000

Occupancy floor 82%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Truitt Ave Lagrange, GA	3.0	2.0	1023	$1,300	$1.27	43d	1	0.49mi
408 Jackson St LaGrange, GA	2.0	1.5	938	$925	$0.99	11d	3	0.82mi
109 Butler St LaGrange, GA	2.0	1.0	791	$925	$1.17	43d	1	0.86mi
502 Park Ave Unit B LaGrange, GA	3.0	1.5	1364	$1,250	$0.92	43d	1	0.88mi
601 Wilburn Ave Unit D LaGrange, GA	2.0	1.5	1000	$1,100	$1.10	43d	1	0.89mi
416 Park Ave Lagrange, GA	2.0	2.0	1405	$650	$0.46	43d	1	0.95mi
207 Harwell Ave LaGrange, GA	2.0	1.5	1000	$1,050	$1.05	22d	1	1.19mi
1007 Vernon St Unit B LaGrange, GA	2.0	1.0	900	$2,200	$2.44	43d	1	1.20mi
1900 Vernon St LaGrange, GA	2.0	2.0	1185	$1,616	$1.36	43d	1	1.34mi
514 Colquitt St Lagrange, GA	3.0	1.0	1332	$950	$0.71	43d	1	1.38mi
1900 Vernon Rd LaGrange, GA	1.0–2.0	1.0–2.0	997	$1,750	$1.75	3d	21	1.48mi

Listing history 25 events

1. 2026-06-19
   days on market $145,000 Active 157 DOM
2. 2026-06-18
   days on market $145,000 Active 156 DOM
3. 2026-06-17
   days on market $145,000 Active 155 DOM
4. 2026-06-16
   days on market $145,000 Active 154 DOM
5. 2026-06-15
   days on market $145,000 Active 153 DOM
6. 2026-06-14
   days on market $145,000 Active 151 DOM
7. 2026-06-12
   days on market $145,000 Active 150 DOM
8. 2026-06-09
   days on market $145,000 Active 147 DOM
9. 2026-06-08
   days on market $145,000 Active 146 DOM
10. 2026-06-07
    days on market $145,000 Active 145 DOM
11. 2026-06-05
    days on market $145,000 Active 142 DOM
12. 2026-06-02
    days on market $145,000 Active 140 DOM
13. 2026-06-01
    days on market $145,000 Active 139 DOM
14. 2026-05-31
    days on market $145,000 Active 138 DOM
15. 2026-05-30
    days on market $145,000 Active 137 DOM
16. 2026-04-28
    price $145,000 417-char remark

    Show marketing remark (417 chars)

    This Classic 3 bedroom, 1 bath 1338 sqft home has been restored with new paint inside and outside. Kitchen and bathroom has been completely remodeled with new custom made solid wood cabinets and vanity. There's hardwood floors throughout the house except for the bathroom, in which has checkerboard vinyl flooring. The plumbing, roof, and HVAC was updated about 12 years ago. Home is wheelchair friendly. take a tour.

17. 2026-02-06
    price $149,900 417-char remark

    Show marketing remark (417 chars)

    This Classic 3 bedroom, 1 bath 1338 sqft home has been restored with new paint inside and outside. Kitchen and bathroom has been completely remodeled with new custom made solid wood cabinets and vanity. There's hardwood floors throughout the house except for the bathroom, in which has checkerboard vinyl flooring. The plumbing, roof, and HVAC was updated about 12 years ago. Home is wheelchair friendly. take a tour.

18. 2026-01-13
    listed $165,000 New 417-char remark

    Show marketing remark (417 chars)

    This Classic 3 bedroom, 1 bath 1338 sqft home has been restored with new paint inside and outside. Kitchen and bathroom has been completely remodeled with new custom made solid wood cabinets and vanity. There's hardwood floors throughout the house except for the bathroom, in which has checkerboard vinyl flooring. The plumbing, roof, and HVAC was updated about 12 years ago. Home is wheelchair friendly. take a tour.

19. 2022-08-03
    historical
20. 2022-05-23
    listed $120,000 New
21. 2015-04-16
    price $18,000
22. 2013-09-20
    soldstatus $18,000 Sold
23. 2013-09-17
    status Under Contract
24. 2013-09-17
    price $20,000
25. 2013-07-17
    listed $20,000 New

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$606/yr (+$51/mo · 83.3%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $16,119
• − Mortgage interest: −$8,122
• − Property taxes: −$728
• − Insurance: −$725
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,218
• Taxable loss: −$253
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,218/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

+625.0% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $145,000 GAMLS
• 2026-02-06 Price Changed $149,900 GAMLS
• 2026-01-13 Listed $165,000 GAMLS
• 2022-08-03 Listing Removed — GAMLS
• 2022-05-23 Listed $120,000 GAMLS
• 2015-04-16 Price Changed $18,000 GAMLS
• 2013-09-20 Sold (MLS) $18,000 GAMLS
• 2013-09-17 Pending — GAMLS
• 2013-09-17 Price Changed $20,000 GAMLS
• 2013-07-17 Listed $20,000 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $728 · +13.6% YoY. Source: county tax records.