179 Youngs Mill Rd · LaGrange, GA 30241

$136,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 65 Days on market

Built 1960 10,018 sqft lot $158/sqft · 22% below area Est $176k · 22% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• 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

ADORABLE & MOVE IN READY! Fall in love with this adorably renovated single-level home offering comfort, charm, and convenience all in one! Featuring 3 bedrooms, 1 bath, and 864 sqft, this home showcases beautiful hardwood flooring, a stylish tile bath, and a cozy breakfast area perfect for everyday living. The main-level primary bedroom adds ease, while the front porch invites you to relax and unwind. Step outside to a fenced backyard, ideal for pets, play, or entertaining. Plus, you'll love being just minutes from downtown shopping and dining! Affordable, updated, and move-in ready-this one won't last long! Call your favorite Realtor today to schedule your showing!

Key facts

• Hardwood flooring
• Fenced backyard
• Tile bath

Tags

• RENOVATED SINGLE-LEVEL HOME
• HARDWOOD FLOORING
• TILE BATH
• BREAKFAST AREA
• FENCED BACKYARD
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $139 ($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 $126k (8.2% below list).
• Recommended offer: $126k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 31% 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 $946 of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

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 $125,670 (8.2% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.92% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $176,389
• List price: $136,900
• Delta: -22.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Youngs Mill Rd	0.03mi	3/1.0 (+1)	948 (+10%)	16mo	$94,300	$99	64
608 S Harlem Cir	0.61mi	2/1.0	768 (-11%)	4mo	$58,500	$76	50
606 S Harlem Cir	0.62mi	2/1.0	768 (-11%)	4mo	$58,500	$76	49
600 S Harlem Cir	0.66mi	2/1.0	768 (-11%)	4mo	$58,500	$76	48
21 Barnard Ave	0.42mi	3/2.0 (+1)	952 (+10%)	12mo	$174,900	$184	44
347 Laurel Ln	0.61mi	3/1.0 (+1)	988 (+14%)	1mo	$134,000	$136	42

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,834
• Equity at exit: $20,412

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $12,572
• Equity at exit: $11,837

Cash invested: $38,332 (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: $1,257 high
• Mortgage (P&I): −$718
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $139

Break-even live

Break-even rent $1,080

Max offer price $136,900

Occupancy floor 84%

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Peachtree Ct Lagrange, GA	2.0	1.0	1120	$1,050	$0.94	44d	1	0.30mi
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$1,712	$1.37	3d	26	0.46mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$1,885	$1.31	3d	9	0.47mi
1006 Greenville St Lagrange, GA	1.0	1.0	772	$850	$1.10	44d	1	0.70mi
110 Oak Ln LaGrange, GA	3.0	1.0	936	$1,200	$1.28	44d	1	0.72mi
621 Arthur St Unit B LaGrange, GA	1.0	1.0	600	$995	$1.66	44d	1	0.79mi
203 Front St Lagrange, GA	1.0	1.0	852	$925	$1.09	44d	1	0.80mi
150 Mill Creek Pkwy LaGrange, GA	1.0–2.0	1.0–2.0	954	$1,465	$1.53	44d	11	1.15mi
737 N Greenwood St Lagrange, GA	2.0	1.0	996	$1,250	$1.26	44d	1	1.30mi
109 Ware St Lagrange, GA	1.0	1.0	614	$925	$1.51	44d	1	1.36mi
151 S Davis Rd LaGrange, GA	3.0	1.0–2.0	940	$1,619	$1.72	3d	31	1.49mi
212 Cato St LaGrange, GA	2.0	1.0	661	$1,000	$1.51	44d	1	1.50mi

Listing history 16 events

1. 2026-06-19
   days on market $136,900 Active 65 DOM
2. 2026-06-18
   days on market $136,900 Active 64 DOM
3. 2026-06-17
   days on market $136,900 Active 63 DOM
4. 2026-06-16
   days on market $136,900 Active 62 DOM
5. 2026-06-15
   days on market $136,900 Active 61 DOM
6. 2026-06-14
   days on market $136,900 Active 59 DOM
7. 2026-06-12
   days on market $136,900 Active 58 DOM
8. 2026-06-09
   days on market $136,900 Active 55 DOM
9. 2026-06-08
   days on market $136,900 Active 54 DOM
10. 2026-06-07
    days on market $136,900 Active 53 DOM
11. 2026-06-05
    days on market $136,900 Active 50 DOM
12. 2026-06-02
    days on market $136,900 Active 48 DOM
13. 2026-06-01
    days on market $136,900 Active 47 DOM
14. 2026-05-31
    days on market $136,900 Active 46 DOM
15. 2026-05-30
    days on market $136,900 Active 45 DOM
16. 2026-04-06
    listed $136,900 New 695-char remark

    Show marketing remark (695 chars)

    ADORABLE & MOVE IN READY! Fall in love with this adorably renovated single-level home offering comfort, charm, and convenience all in one! Featuring 3 bedrooms, 1 bath, and 864 sqft, this home showcases beautiful hardwood flooring, a stylish tile bath, and a cozy breakfast area perfect for everyday living. The main-level primary bedroom adds ease, while the front porch invites you to relax and unwind. Step outside to a fenced backyard, ideal for pets, play, or entertaining. Plus, you'll love being just minutes from downtown shopping and dining! Affordable, updated, and move-in ready-this one won't last long! Call your favorite Realtor today to schedule your showing!

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$317/yr (+$26/mo · 33.7%)

ⓘ 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 2/10 Low
• 🌡 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: $15,080
• − Mortgage interest: −$7,669
• − Property taxes: −$942
• − Insurance: −$684
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,983
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,818/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

1 event — show timeline

• 2026-04-06 Listed $136,900 GAMLS

Property tax history

+2.1%/yr

Latest (2025): $942 · +11.6% YoY. Source: county tax records.