3658 West Point Rd · LaGrange, GA 30240

$149,900

3 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 66 Days on market

Built 1954 2.11 ac lot $89/sqft · 39% below area Est $247k · 39% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-sided brick ranch situated on nearly 2.5 acres, offering space, privacy, and opportunity. This home features 3 bedrooms, 1.5 baths, and approximately 1,700 square feet of living space. Interior highlights include hardwood floors, a spacious layout, and a large finished bonus room that can easily serve as a 4th bedroom, office, or flex space. The property provides a great opportunity for renovation or customization to fit your vision, whether for personal use or investment. Enjoy the expansive lot with plenty of room for outdoor living, gardening, or future improvements. Conveniently located in the Troup High School zone.

Key facts

• Expansive lot
• 4 sided brick ranch
• Nearly 2.5 acres

Tags

• 4 SIDED BRICK RANCH
• NEARLY 2.5 ACRES
• HARDWOOD FLOORS
• LARGE FINISHED BONUS ROOM
• EXPANSIVE LOT
• TROUP HIGH SCHOOL ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $185 ($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 $146k (2.9% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Long Cane Elementary School (math 44% / reading 44%, grade F, #356 of 1,228 statewide, top 30%, 590 students, 48% FRL); Long Cane Middle School (math 24% / reading 31%, grade F, #268 of 470 statewide, top 57%, 979 students, 94% FRL); Troup County High School (math 15% / reading 38%, grade F, #171 of 424 statewide, top 41%, 1,341 students, 49% FRL).
• Market conditions: Rents soft (-1.0%/yr); 310 active listings in the ZIP; 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 $1k 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 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 45% 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 $140,906 (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 1954 — 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: 0.97% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $246,851
• List price: $149,900
• Delta: -39.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Hawthorne Cir	0.50mi	3/2.0	1,799 (+7%)	4mo	$289,000	$161	59
114 Rockwell Dr	0.44mi	3/2.0	1,795 (+7%)	13mo	$272,500	$152	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-16,767
• Equity at exit: $22,351

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-15,971
• Equity at exit: $12,961

Cash invested: $41,972 (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 30240

• Home prices YoY: -26.0%
• Rents YoY: -1.0%
• Active inventory: 310
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $185

Break-even live

Break-even rent $1,221

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $270	-5% $228	+0% $185	+5% $143	+10% $101
Rent	-10% $70	-5% $128	+0% $185	+5% $243	+10% $300
Rate	-1.0pp $261	-0.5pp $224	base $185	+0.5pp $147	+1.0pp $107

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 66 DOM
2. 2026-06-19
   days on market $149,900 Active 64 DOM
3. 2026-06-18
   days on market $149,900 Active 63 DOM
4. 2026-06-17
   days on market $149,900 Active 62 DOM
5. 2026-06-16
   days on market $149,900 Active 61 DOM
6. 2026-06-15
   days on market $149,900 Active 60 DOM
7. 2026-06-14
   days on market $149,900 Active 58 DOM
8. 2026-06-12
   days on market $149,900 Active 57 DOM
9. 2026-06-09
   days on market $149,900 Active 54 DOM
10. 2026-06-08
    days on market $149,900 Active 53 DOM
11. 2026-06-07
    days on market $149,900 Active 52 DOM
12. 2026-06-05
    days on market $149,900 Active 49 DOM
13. 2026-06-02
    days on market $149,900 Active 47 DOM
14. 2026-06-01
    days on market $149,900 Active 46 DOM
15. 2026-05-31
    days on market $149,900 Active 45 DOM
16. 2026-05-30
    days on market $149,900 Active 44 DOM
17. 2026-04-13
    listed $149,900 New 630-char remark

    Show marketing remark (630 chars)

    4-sided brick ranch situated on nearly 2.5 acres, offering space, privacy, and opportunity. This home features 3 bedrooms, 1.5 baths, and approximately 1,700 square feet of living space. Interior highlights include hardwood floors, a spacious layout, and a large finished bonus room that can easily serve as a 4th bedroom, office, or flex space. The property provides a great opportunity for renovation or customization to fit your vision, whether for personal use or investment. Enjoy the expansive lot with plenty of room for outdoor living, gardening, or future improvements. Conveniently located in the Troup High School zone.

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $17,474
• − Mortgage interest: −$8,397
• − Property taxes: −$1,396
• − Insurance: −$750
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$4,361
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,280/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

• County: Troup County · 57,111 people
• City population: 57,111
• Metro: LaGrange, GA-AL
• Population (ZIP): 31,271
• Household income: $61,584
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1033.0

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 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -88.20%
• Current HPI: 251.5869
• Rent YoY: ▼ -0.96%
• 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

• 2026-04-13 Listed $149,900 GAMLS

Property tax history

+4.1%/yr

Latest (2025): $1,396 · +16.5% YoY. Source: county tax records.