110 Russell St · LaGrange, GA 30240

$35,000

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 184 Days on market

Built 1948 7,840 sqft lot $61/sqft · 6% above area Est $33k · 6% over ↓ 50% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.0/15.0
• 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

Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

Key facts

• 7,840 sq ft lot
• Built 1948
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1948 — 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. 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.
8. 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.
9. 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: 3.23% ✓
• Cap rate: 29.20%
• Cash-on-cash: 81.82%
• DSCR: 4.64
• GRM: 2.6

CMA / ARV

• ARV (median comp): $33,125
• List price: $35,000
• Delta: 5.66%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Russell St	0.00mi	2/1.0	572 (0%)	1mo	$32,750	$57	100

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: 78.7%
• Equity multiple: 4.43×
• Total profit: $33,578
• Equity at exit: $5,219

10-year hold

• IRR: 81.5%
• Equity multiple: 8.27×
• Total profit: $71,250
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $668

Break-even live

Break-even rent $286

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 Mooty Bridge Rd LaGrange, GA	1.0–2.0	1.0–1.5	775	$1,150	$1.48	15d	5	0.55mi
621 Arthur St Unit B LaGrange, GA	1.0	1.0	600	$995	$1.66	43d	1	1.22mi
109 Ware St Lagrange, GA	1.0	1.0	614	$925	$1.51	43d	1	1.35mi

Listing history 10 events

1. 2026-05-20
   status Under Contract 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

2. 2026-04-27
   price $35,000 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

3. 2026-04-27
   status Back On Market 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

4. 2026-04-21
   status Pending Offer Approval 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

5. 2026-04-13
   price $37,000 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

6. 2026-03-14
   price $39,900 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

7. 2026-03-02
   price $44,999 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

8. 2026-02-02
   price $49,900 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

9. 2025-12-15
   price $59,900 369-char remark

   Show marketing remark (369 chars)

   Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

10. 2025-11-10
    listed $69,900 New 369-char remark

    Show marketing remark (369 chars)

    Charming 2 bedroom, 1 bath property is tucked away in a peaceful area yet just minutes from shopping, schools, and major conveniences. Ideal for investors that will only go cash or conventional. Deferred maintenance is required. Home is currently tenant occupied. Do not disturb tenant. Minimum 48-hour notice needed for showing requests. Call Agent for more details.

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $336 · $28/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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $13,585
• − Mortgage interest: −$1,961
• − Property taxes: −$336
• − Insurance: −$175
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$1,018
• Taxable income: $7,922
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $6,118/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

-49.9% since first listed

10 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-04-27 Price Changed $35,000 GAMLS
• 2026-04-27 Relisted — GAMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-13 Price Changed $37,000 GAMLS
• 2026-03-14 Price Changed $39,900 GAMLS
• 2026-03-02 Price Changed $44,999 GAMLS
• 2026-02-02 Price Changed $49,900 GAMLS
• 2025-12-15 Price Changed $59,900 GAMLS
• 2025-11-10 Listed $69,900 GAMLS

Property tax history

+10.5%/yr

Latest (2025): $336 · +11.6% YoY. Source: county tax records.