119 Sir Lancelot St · LaGrange, GA 30241

$222,900

4 bd · 1.5 ba · 1,692 sqft · SingleFamily public records · 112 Days on market

Built 1972 0.32 ac lot $132/sqft · 10% above area Est $203k · 10% over

---

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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• ARV discount +3.0/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-bedroom, 1.5-bath home featuring two spacious living areas and a large backyard—perfect for relaxing or entertaining. Metal Roof! Enjoy the convenience of a 1-car carport and a location close to shopping, schools, and everyday amenities.

Key facts

• 1-car carport
• Metal roof
• Large backyard

Tags

• TWO SPACIOUS LIVING AREAS
• LARGE BACKYARD
• METAL ROOF
• 1-CAR CARPORT
• LOCATION CLOSE TO SHOPPING
• LOCATION CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $203k (8.9% below list).
• Recommended offer: $203k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 rising fast (+5.0%/yr); 269 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 474 units permitted in Troup County in 2024 (87 in 5+ unit buildings).
• At $2,031/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 1383% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 112 days — a 9% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.
• Current owner paid $191k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $202,839 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.91% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $202,506
• List price: $222,900
• Delta: 10.07%
• 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
102 King Arthur Dr	0.21mi	4/2.0	1,766 (+4%)	9mo	$98,500	$56	73
227 River Meadow Dr	0.67mi	3/2.5 (-1)	1,700 (+0%)	4mo	$285,000	$168	56
242 River Meadow Dr	0.61mi	3/2.0 (-1)	1,607 (-5%)	2mo	$245,900	$153	54
109 Sarah Ln	0.57mi	3/2.5 (-1)	1,600 (-5%)	2mo	$230,000	$144	54
113 Woodridge Cir	0.45mi	3/2.0 (-1)	1,450 (-14%)	5mo	$224,900	$155	44
240 River Meadow Dr	0.61mi	3/2.0 (-1)	1,484 (-12%)	1mo	$228,000	$154	43
249 River Meadow Dr	0.62mi	3/2.0 (-1)	1,484 (-12%)	2mo	$228,000	$154	42
239 River Meadow Dr	0.66mi	3/2.0 (-1)	1,545 (-9%)	9mo	$242,500	$157	40
125 Ridgefield Cir	0.62mi	3/2.0 (-1)	1,483 (-12%)	5mo	$209,000	$141	39
300 Old Pond Rd	0.75mi	3/2.5 (-1)	1,844 (+9%)	3mo	$242,000	$131	39
726 Windstream Dr Unit A10	0.51mi	3/2.0 (-1)	1,455 (-14%)	12mo	$289,990	$199	36
250 Old Pond Rd	0.70mi	3/2.5 (-1)	1,882 (+11%)	5mo	$274,000	$146	35

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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-21,584
• Equity at exit: $33,235

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $11,951
• Equity at exit: $19,272

Cash invested: $62,412 (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 30241

• Home prices YoY: -3.6%
• Rents YoY: 5.0%
• Active inventory: 269
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $165

Break-even live

Break-even rent $1,822

Max offer price $222,900

Occupancy floor 87%

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Hogansville Rd LaGrange, GA	3.0	2.0	1263	$1,555	$1.23	43d	1	0.55mi
151 S Davis Rd LaGrange, GA	3.0	1.0–2.0	940	$1,887	$2.01	3d	31	0.60mi
139 Shenandoah Ln LaGrange, GA	4.0	2.5	1896	$2,180	$1.15	43d	1	0.61mi
140 Shenandoah Ln LaGrange, GA	4.0	2.5	2156	$2,280	$1.06	43d	1	0.61mi
140 N Davis Rd LaGrange, GA	1.0–3.0	1.0–2.0	983	$1,719	$1.75	2d	14	0.62mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$2,685	$1.86	3d	9	0.89mi

Listing history 30 events

1. 2026-06-19
   days on market $222,900 Active 112 DOM
2. 2026-06-18
   days on market $222,900 Active 111 DOM
3. 2026-06-17
   days on market $222,900 Active 110 DOM
4. 2026-06-16
   days on market $222,900 Active 109 DOM
5. 2026-06-15
   days on market $222,900 Active 108 DOM
6. 2026-06-14
   days on market $222,900 Active 106 DOM
7. 2026-06-12
   days on market $222,900 Active 105 DOM
8. 2026-06-09
   days on market $222,900 Active 102 DOM
9. 2026-06-08
   days on market $222,900 Active 101 DOM
10. 2026-06-07
    days on market $222,900 Active 100 DOM
11. 2026-06-05
    days on market $222,900 Active 97 DOM
12. 2026-06-02
    days on market $222,900 Active 95 DOM
13. 2026-06-01
    days on market $222,900 Active 94 DOM
14. 2026-05-31
    days on market $222,900 Active 93 DOM
15. 2026-05-30
    days on market $222,900 Active 92 DOM
16. 2026-02-27
    listed $222,900 Active 255-char remark

    Show marketing remark (255 chars)

    Charming 4-bedroom, 1.5-bath home featuring two spacious living areas and a large backyard—perfect for relaxing or entertaining. Metal Roof! Enjoy the convenience of a 1-car carport and a location close to shopping, schools, and everyday amenities.

17. 2026-01-10
    price $222,900
18. 2023-11-03
    soldstatus $191,400
19. 2023-11-02
    soldstatus $191,400 Sold
20. 2023-10-06
    status Under Contract
21. 2023-09-29
    price $192,000
22. 2023-09-11
    status Back On Market
23. 2023-08-31
    status Under Contract
24. 2023-08-10
    price $179,900
25. 2023-07-17
    listed $189,900 New
26. 2020-08-05
    soldstatus $70,000
27. 2019-08-31
    historical
28. 2019-08-16
    price $59,800
29. 2019-08-07
    price $59,900
30. 2019-07-30
    listed $66,900 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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 51% 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: $24,371
• − Mortgage interest: −$12,486
• − Property taxes: −$2,133
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$6,484
• Taxable loss: −$1,745
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $2,398/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): 25,840
• Household income: $49,053
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1383.0

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 0.58)
• Race & ethnicity: Black 46% White 46% Hispanic / Latino 3% Asian 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Hispanic 1% Italian 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 3% Korean 2% 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: ▼ -10.51%
• Current HPI: 277.9099
• Rent YoY: ▲ 4.95%
• 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

+233.2% since first listed

15 events — show timeline

• 2026-02-27 Listed $222,900 CBOR
• 2026-01-10 Price Changed $222,900 CBOR
• 2023-11-03 Sold (Public Records) $191,400 Public Records
• 2023-11-02 Sold (MLS) $191,400 GAMLS
• 2023-10-06 Pending — GAMLS
• 2023-09-29 Price Changed $192,000 GAMLS
• 2023-09-11 Relisted — GAMLS
• 2023-08-31 Pending — GAMLS
• 2023-08-10 Price Changed $179,900 GAMLS
• 2023-07-17 Listed $189,900 GAMLS
• 2020-08-05 Sold (Public Records) $70,000 Public Records
• 2019-08-31 Listing Removed — GAMLS
• 2019-08-16 Price Changed $59,800 GAMLS
• 2019-08-07 Price Changed $59,900 GAMLS
• 2019-07-30 Listed $66,900 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $2,133 · +9.0% YoY. Source: county tax records.