209 Dix St · LaGrange, GA 30241

$67,000

2 bd · 1.5 ba · 1,192 sqft · SingleFamily public records · 66 Days on market

Built 1900 7,840 sqft lot $56/sqft · 12% below area Est $76k · 12% under

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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
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great Investment Opportunity! 2BR/1BA on Corner Lot. House needs to be completely remodeled or torn down for a new build. Property is being sold as-is, where is.

Key facts

• 7,840 sq ft lot
• Built 1900
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $62,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.73% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.81%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (median comp): $76,339
• List price: $67,000
• Delta: -12.23%
• 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
205 Fannin St	0.32mi	3/2.0 (+1)	1,146 (-4%)	3mo	$194,900	$170	69
405 Revis St	0.11mi	2/1.0	1,324 (+11%)	9mo	$46,000	$35	67
100 Fannin St	0.44mi	3/2.0 (+1)	1,225 (+3%)	5mo	$68,000	$56	64
621 Arthur St	0.65mi	2/2.0	1,163 (-2%)	4mo	$175,000	$150	60
101 Mcgee St	0.44mi	3/2.0 (+1)	1,090 (-9%)	2mo	$91,500	$84	57
505 S Lewis St	0.69mi	3/1.0 (+1)	1,218 (+2%)	2mo	$272,000	$223	55
311 Colquitt St	0.45mi	3/1.0 (+1)	1,297 (+9%)	5mo	$141,000	$109	53
708 De Groat St	0.75mi	2/1.0	1,181 (-1%)	11mo	$123,000	$104	53
207 Niles St	0.46mi	3/1.0 (+1)	1,104 (-7%)	9mo	$82,500	$75	52
109 Cherry St	0.61mi	2/1.0	1,362 (+14%)	6mo	$52,500	$39	40
936 Borton St	0.65mi	3/2.0 (+1)	1,336 (+12%)	12mo	$35,000	$26	32
811 Greenville St	0.71mi	3/1.0 (+1)	1,356 (+14%)	9mo	$62,000	$46	29

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: 26.5%
• Equity multiple: 2.13×
• Total profit: $21,158
• Equity at exit: $9,990

10-year hold

• IRR: 35.3%
• Equity multiple: 4.55×
• Total profit: $66,598
• Equity at exit: $5,793

Cash invested: $18,760 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$351
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $466

Break-even live

Break-even rent $570

Max offer price $67,000

Occupancy floor 55%

Sensitivity live

Price	-10% $504	-5% $485	+0% $466	+5% $447	+10% $428
Rent	-10% $374	-5% $420	+0% $466	+5% $512	+10% $558
Rate	-1.0pp $500	-0.5pp $483	base $466	+0.5pp $449	+1.0pp $431

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Colquitt St Lagrange, GA	3.0	1.0	1332	$950	$0.71	44d	1	0.57mi
203 Front St Lagrange, GA	1.0	1.0	852	$925	$1.09	44d	1	0.64mi
109 Butler St LaGrange, GA	2.0	1.0	791	$925	$1.17	44d	1	0.84mi
207 Harwell Ave LaGrange, GA	2.0	1.5	1000	$1,050	$1.05	23d	1	0.85mi
110 Oak Ln LaGrange, GA	3.0	1.0	936	$1,200	$1.28	44d	1	0.92mi
1006 Greenville St Lagrange, GA	1.0	1.0	772	$850	$1.10	44d	1	0.94mi
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$1,712	$1.37	3d	26	0.99mi
1101 Truitt Ave Lagrange, GA	3.0	2.0	1023	$1,300	$1.27	44d	1	1.02mi
416 Park Ave Lagrange, GA	2.0	2.0	1405	$650	$0.46	44d	1	1.13mi
502 Park Ave Unit B LaGrange, GA	3.0	1.5	1364	$1,250	$0.92	44d	1	1.14mi
115 Mitchell Ave Ofc 41 LaGrange, GA	3.0	1.5	1134	$1,150	$1.01	13d	2	1.15mi
300 Springdale Dr Lagrange, GA	2.0	1.5	1300	$1,000	$0.77	44d	1	1.22mi
1007 Vernon St Unit B LaGrange, GA	2.0	1.0	900	$2,200	$2.44	44d	1	1.40mi
737 N Greenwood St Lagrange, GA	2.0	1.0	996	$1,250	$1.26	44d	1	1.41mi

Listing history 19 events

1. 2026-06-19
   days on market $67,000 Active 66 DOM
2. 2026-06-18
   days on market $67,000 Active 65 DOM
3. 2026-06-17
   days on market $67,000 Active 64 DOM
4. 2026-06-16
   days on market $67,000 Active 63 DOM
5. 2026-06-15
   days on market $67,000 Active 62 DOM
6. 2026-06-14
   days on market $67,000 Active 60 DOM
7. 2026-06-12
   days on market $67,000 Active 59 DOM
8. 2026-06-09
   days on market $67,000 Active 56 DOM
9. 2026-06-08
   days on market $67,000 Active 55 DOM
10. 2026-06-07
    days on market $67,000 Active 54 DOM
11. 2026-06-05
    days on market $67,000 Active 51 DOM
12. 2026-06-02
    days on market $67,000 Active 49 DOM
13. 2026-06-01
    days on market $67,000 Active 48 DOM
14. 2026-05-31
    days on market $67,000 Active 47 DOM
15. 2026-05-30
    days on market $67,000 Active 46 DOM
16. 2026-04-11
    listed $67,000 New 162-char remark

    Show marketing remark (162 chars)

    Great Investment Opportunity! 2BR/1BA on Corner Lot. House needs to be completely remodeled or torn down for a new build. Property is being sold as-is, where is.

17. 2017-01-01
    historical
18. 2016-07-21
    price $25,000
19. 2016-04-29
    listed $45,000 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: $856 · $71/mo
• Projected year-2 tax: $856 · $71/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $13,924
• − Mortgage interest: −$3,753
• − Property taxes: −$856
• − Insurance: −$335
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$1,949
• Taxable income: $4,803
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,440/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

+48.9% since first listed

4 events — show timeline

• 2026-04-11 Listed $67,000 GAMLS
• 2017-01-01 Listing Removed — GAMLS
• 2016-07-21 Price Changed $25,000 GAMLS
• 2016-04-29 Listed $45,000 GAMLS

Property tax history

+20.2%/yr

Latest (2025): $856 · +2.9% YoY. Source: county tax records.