438 Brookstone Dr · LaGrange, GA 30241

$165,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 16 Days on market

Built 1997 $126/sqft · 13% below area Est $190k · 13% under

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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 +23.5/30.0
• ARV discount +13.5/15.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DON'T MISS OUT ON IT Y'ALL!! This 3 bed 2 bath house is ready for you to put your name on it!! Master bedroom is a good size with a roomy walk in closet! Nice living room for all your activities which includes a fireplace, nice pretty front porch for a rocking chair, rocking and enjoying nature. Little covered back patio for more enjoyment along with the fully fenced in big backyard!! Call me to see it!!

Key facts

• Covered back patio
• Huge fenced backyard
• Built 1997

Tags

• COVERED BACK PATIO
• HUGE FENCED BACKYARD
• TWO STORAGE BUILDINGS

Property features AI

Finance

• Other: Sold/available As Is; Accepted financing: Cash, Conventional, FHA
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking; Parking pad; Open parking
• Utilities: Public water; Public sewer (connected)
• Home design: Single-family house; Resale property; Built in 1997; Level lot
• Construction: Aluminum siding; Other roof; Outbuilding on the property
• Exterior features: Patio; Porch; Back yard fencing (fenced)

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Family room; Fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Callaway Elementary School (math 28% / reading 22%, grade F, #745 of 1,228 statewide, top 61%, 651 students, 72% FRL); Callaway Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 759 students, 94% FRL); Callaway High School (math 13% / reading 22%, grade F, #264 of 424 statewide, top 63%, 921 students, 94% FRL) — zoned schools average 87% FRL vs 58% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 269 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 474 units permitted in Troup County in 2024 (87 in 5+ unit buildings).
• This rent runs 41% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $5k 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 + 5.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $162,525 (1.5% 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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (median comp): $190,294
• List price: $165,000
• Delta: -13.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Woodridge Cir	0.20mi	3/2.0	1,335 (+2%)	0mo	$235,000	$176	87
149 Woodridge Cir	0.26mi	3/2.0	1,400 (+7%)	2mo	$290,000	$207	75
113 Woodridge Cir	0.09mi	3/2.0	1,450 (+10%)	5mo	$224,900	$155	74
105 Ridgefield Dr	0.31mi	3/2.0	1,226 (-7%)	3mo	$223,000	$182	72
101 Sarah Ln	0.36mi	3/2.5	1,407 (+7%)	1mo	$215,000	$153	68
305 Lenox Cir	0.61mi	3/2.0	1,272 (-3%)	4mo	$174,900	$138	63
125 Ridgefield Cir	0.27mi	3/2.0	1,483 (+13%)	5mo	$209,000	$141	62
226 Lenox Cir	0.60mi	3/2.0	1,190 (-9%)	6mo	$214,900	$181	52
105 Sir Lancelot Ave	0.46mi	4/1.0 (+1)	1,175 (-10%)	1mo	$203,500	$173	51
101 Lenox Cir	0.66mi	3/2.0	1,190 (-9%)	5mo	$208,000	$175	49
110 Lenox Cir	0.66mi	3/2.0	1,119 (-15%)	3mo	$210,000	$188	42
105 Lenox Cir	0.67mi	3/2.0	1,119 (-15%)	6mo	$198,000	$177	39

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,701
• Equity at exit: $24,602

10-year hold

• IRR: 9.5%
• Equity multiple: 1.79×
• Total profit: $36,428
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$865
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $309

Break-even live

Break-even rent $1,303

Max offer price $165,000

Occupancy floor 77%

Sensitivity live

Price	-10% $403	-5% $356	+0% $309	+5% $262	+10% $216
Rent	-10% $175	-5% $242	+0% $309	+5% $376	+10% $443
Rate	-1.0pp $392	-0.5pp $351	base $309	+0.5pp $266	+1.0pp $223

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Hogansville Rd LaGrange, GA	3.0	2.0	1263	$1,555	$1.23	44d	1	0.47mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$2,285	$1.58	4d	9	0.49mi
102 Peachtree Ct Lagrange, GA	2.0	1.0	1120	$1,050	$0.94	44d	1	0.53mi
150 Mill Creek Pkwy LaGrange, GA	1.0–2.0	1.0–2.0	954	$1,465	$1.53	44d	11	0.87mi
151 S Davis Rd LaGrange, GA	3.0	1.0–2.0	940	$1,887	$2.01	4d	31	0.99mi
140 N Davis Rd LaGrange, GA	1.0–3.0	1.0–2.0	983	$1,719	$1.75	3d	14	1.02mi
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$2,086	$1.67	3d	26	1.26mi

Listing history 19 events

1. 2026-05-12
   listed $165,000 New 1003-char remark
2. 2020-06-01
   soldstatus $124,900 Sold 407-char remark

   Show marketing remark (407 chars)

   DON'T MISS OUT ON IT Y'ALL!! This 3 bed 2 bath house is ready for you to put your name on it!! Master bedroom is a good size with a roomy walk in closet! Nice living room for all your activities which includes a fireplace, nice pretty front porch for a rocking chair, rocking and enjoying nature. Little covered back patio for more enjoyment along with the fully fenced in big backyard!! Call me to see it!!

3. 2020-04-23
   status Under Contract 407-char remark

   Show marketing remark (407 chars)

   DON'T MISS OUT ON IT Y'ALL!! This 3 bed 2 bath house is ready for you to put your name on it!! Master bedroom is a good size with a roomy walk in closet! Nice living room for all your activities which includes a fireplace, nice pretty front porch for a rocking chair, rocking and enjoying nature. Little covered back patio for more enjoyment along with the fully fenced in big backyard!! Call me to see it!!

4. 2020-03-31
   listed $126,900 New 407-char remark

   Show marketing remark (407 chars)

   DON'T MISS OUT ON IT Y'ALL!! This 3 bed 2 bath house is ready for you to put your name on it!! Master bedroom is a good size with a roomy walk in closet! Nice living room for all your activities which includes a fireplace, nice pretty front porch for a rocking chair, rocking and enjoying nature. Little covered back patio for more enjoyment along with the fully fenced in big backyard!! Call me to see it!!

5. 2016-06-02
   soldstatus $93,000
6. 2016-05-31
   soldstatus $92,999 Sold

   Show marketing remark (404 chars)

   This cottage like 3 bedroom 2 bath home is priced to sell! The master bath has new tile in the shower and there is new paint throughout the house! The large fenced backyard and back porch are the perfect spot for entertaining or enjoying your morning coffee! The neighborhood is family friendly and the streetlights make it perfect for evening strolls! Call today to make an appointment to see this home!

7. 2016-05-19
   status Under Contract

   Show marketing remark (404 chars)

   This cottage like 3 bedroom 2 bath home is priced to sell! The master bath has new tile in the shower and there is new paint throughout the house! The large fenced backyard and back porch are the perfect spot for entertaining or enjoying your morning coffee! The neighborhood is family friendly and the streetlights make it perfect for evening strolls! Call today to make an appointment to see this home!

8. 2016-05-02
   status Under Contract

   Show marketing remark (404 chars)

   This cottage like 3 bedroom 2 bath home is priced to sell! The master bath has new tile in the shower and there is new paint throughout the house! The large fenced backyard and back porch are the perfect spot for entertaining or enjoying your morning coffee! The neighborhood is family friendly and the streetlights make it perfect for evening strolls! Call today to make an appointment to see this home!

9. 2016-03-31
   listed $92,999 New

   Show marketing remark (404 chars)

   This cottage like 3 bedroom 2 bath home is priced to sell! The master bath has new tile in the shower and there is new paint throughout the house! The large fenced backyard and back porch are the perfect spot for entertaining or enjoying your morning coffee! The neighborhood is family friendly and the streetlights make it perfect for evening strolls! Call today to make an appointment to see this home!

10. 2016-03-31
    historical

    Show marketing remark (404 chars)

    This cottage like 3 bedroom 2 bath home is priced to sell! The master bath has new tile in the shower and there is new paint throughout the house! The large fenced backyard and back porch are the perfect spot for entertaining or enjoying your morning coffee! The neighborhood is family friendly and the streetlights make it perfect for evening strolls! Call today to make an appointment to see this home!

11. 2016-03-30
    listed $92,999 New
12. 2012-03-21
    soldstatus $89,000
13. 2012-03-19
    soldstatus $89,000 Sold
14. 2012-02-08
    historical
15. 2012-01-22
    price $89,000 Reduced
16. 2011-09-03
    listed $92,000 New
17. 2011-05-24
    price $89,300 Reduced
18. 2010-12-22
    price $99,000 Reduced
19. 2010-08-04
    price $109,000 Reduced

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$378/yr (+$31/mo · 33.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $20,328
• − Mortgage interest: −$9,243
• − Property taxes: −$1,140
• − Insurance: −$825
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$4,800
• Taxable income: $1,067
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $3,454/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

+51.4% since first listed

20 events — show timeline

• 2026-05-28 Pending — GAMLS
• 2026-05-12 Listed $165,000 GAMLS
• 2020-06-01 Sold (MLS) $124,900 GAMLS
• 2020-04-23 Pending — GAMLS
• 2020-03-31 Listed $126,900 GAMLS
• 2016-06-02 Sold (Public Records) $93,000 Public Records
• 2016-05-31 Sold (MLS) $92,999 GAMLS
• 2016-05-19 Pending — GAMLS
• 2016-05-02 Pending — GAMLS
• 2016-03-31 Listed $92,999 GAMLS
• 2016-03-31 Listing Removed — GAMLS
• 2016-03-30 Listed $92,999 GAMLS
• 2012-03-21 Sold (Public Records) $89,000 Public Records
• 2012-03-19 Sold (MLS) $89,000 GAMLS
• 2012-02-08 Listing Removed — GAMLS
• 2012-01-22 Price Changed $89,000 GAMLS
• 2011-09-03 Listed $92,000 GAMLS
• 2011-05-24 Price Changed $89,300 GAMLS
• 2010-12-22 Price Changed $99,000 GAMLS
• 2010-08-04 Price Changed $109,000 GAMLS

Property tax history

-0.4%/yr

Latest (2025): $1,140 · +33.7% YoY. Source: county tax records.