4 1/2 Barnard Ave · LaGrange, GA 30241

$110,000

2 bd · 1.0 ba · 1,299 sqft · SingleFamily · 110 Days on market

Built 1909 Fair condition 8,276 sqft lot $85/sqft · 21% above area Est $91k · 21% over

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1 bath home has large rooms fenced front and rear yards , large storage building in rear, covered front porch convenient to town and the Mall area.

Key facts

• Covered front porch
• 8,276 sq ft lot
• Built 1909

Tags

• FENCED FRONT AND REAR YARDS
• LARGE STORAGE BUILDING
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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); Gardner-Newman Middle School (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 1,039 students, 94% FRL); Lagrange High School (math 25% / reading 12%, grade F, #254 of 424 statewide, top 61%, 1,301 students, 45% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 277 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 47d 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).
• This rent runs 35% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1909 — 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $90,954
• List price: $110,000
• Delta: 20.94%
• 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
224 Rutland Cir	0.64mi	3/1.0 (+1)	1,288 (-1%)	3mo	$196,000	$152	62
914 Greenville St	0.37mi	3/1.0 (+1)	1,220 (-6%)	8mo	$90,000	$74	61
811 Greenville St	0.47mi	3/1.0 (+1)	1,356 (+4%)	9mo	$62,000	$46	58
616 S Harlem Cir	0.70mi	3/1.0 (+1)	1,216 (-6%)	2mo	$65,000	$53	50
305 Lenox Cir	0.74mi	3/2.0 (+1)	1,272 (-2%)	4mo	$174,900	$138	49
621 Arthur St	0.61mi	2/2.0	1,163 (-10%)	4mo	$175,000	$150	46
101 Lenox Cir	0.67mi	3/2.0 (+1)	1,190 (-8%)	5mo	$208,000	$175	41
226 Lenox Cir	0.68mi	3/2.0 (+1)	1,190 (-8%)	6mo	$214,900	$181	41
203 Bonaventure Dr	0.72mi	3/2.0 (+1)	1,176 (-10%)	2mo	$169,900	$144	40
113 Lenox Cir	0.72mi	3/2.0 (+1)	1,190 (-8%)	9mo	$204,000	$171	36
110 Lenox Cir	0.66mi	3/2.0 (+1)	1,119 (-14%)	3mo	$210,000	$188	35
105 Lenox Cir	0.65mi	3/2.0 (+1)	1,119 (-14%)	6mo	$198,000	$177	32

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $8,570
• Equity at exit: $16,401

10-year hold

• IRR: 18.0%
• Equity multiple: 2.62×
• Total profit: $50,039
• Equity at exit: $9,511

Cash invested: $30,800 (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 30241

• Home prices YoY: -3.6%
• Rents YoY: 5.0%
• Active inventory: 277
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $369

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $445	-5% $407	+0% $369	+5% $331	+10% $293
Rent	-10% $256	-5% $313	+0% $369	+5% $426	+10% $482
Rate	-1.0pp $425	-0.5pp $397	base $369	+0.5pp $341	+1.0pp $312

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$1,712	$1.37	0d	22	0.57mi
1235 Hogansville Rd LaGrange, GA	3.0	2.0	1263	$1,555	$1.23	46d	1	0.65mi
102 Peachtree Ct Lagrange, GA	2.0	1.0	1120	$1,050	$0.94	46d	1	0.77mi
110 Oak Ln LaGrange, GA	3.0	1.0	936	$1,200	$1.28	46d	1	0.90mi
150 Mill Creek Pkwy LaGrange, GA	1.0–2.0	1.0–2.0	954	$1,465	$1.53	46d	11	0.94mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$1,885	$1.31	6d	9	0.96mi
151 S Davis Rd LaGrange, GA	3.0	1.0–2.0	940	$1,619	$1.72	1d	30	1.35mi
115 Mitchell Ave Ofc 41 LaGrange, GA	2.0–3.0	1.0–1.5	987	$1,000	$1.01	1d	4	1.44mi

Listing history 8 events

1. 2026-06-03
   status $110,000 Under Contract 110 DOM
2. 2026-06-02
   days on market $110,000 Active 110 DOM
3. 2026-06-01
   days on market $110,000 Active 109 DOM
4. 2026-05-31
   days on market $110,000 Active 108 DOM
5. 2026-05-30
   days on market $110,000 Active 107 DOM
6. 2026-04-18
   status Back On Market 162-char remark

   Show marketing remark (162 chars)

   This 2 bedroom 1 bath home has large rooms fenced front and rear yards , large storage building in rear, covered front porch convenient to town and the Mall area.

7. 2026-03-19
   status Under Contract 162-char remark

   Show marketing remark (162 chars)

   This 2 bedroom 1 bath home has large rooms fenced front and rear yards , large storage building in rear, covered front porch convenient to town and the Mall area.

8. 2026-01-13
   listed $110,000 New 162-char remark

   Show marketing remark (162 chars)

   This 2 bedroom 1 bath home has large rooms fenced front and rear yards , large storage building in rear, covered front porch convenient to town and the Mall area.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,155
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,200
• Taxable income: $2,849
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,747/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom home requires moderate renovations to update the kitchen and bathroom, repair the roof, and improve curb appeal. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom shower — dated and in need of replacement
• Moderate roof — visible wear and potential leaks

Value-add opportunities

• Both update kitchen with new cabinets and appliances — modern kitchen will attract more buyers and renters
• Both update bathroom with new fixtures and shower — modern bathroom will attract more buyers and renters
• Both repair and replace roof — new roof will increase home's value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom shower · dated and in need of replacement	Moderate	$3,000–15,000
roof · visible wear and potential leaks	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen with new cabinets and appliances — modern kitchen will attract more buyers and renters ↑
• Both update bathroom with new fixtures and shower — modern bathroom will attract more buyers and renters ↑
• Both repair and replace roof — new roof will increase home's value and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-18 Relisted — GAMLS
• 2026-03-19 Pending — GAMLS
• 2026-01-13 Listed $110,000 GAMLS