613 S Lee St · LaGrange, GA 30240

$120,000

2 bd · 2.0 ba · 975 sqft · SingleFamily public records · 73 Days on market

Built 2005 3,920 sqft lot $123/sqft · 25% below area Est $159k · 25% under $3/mo HOA ↓ 6% since listing

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• 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

Charming in-town fixer-upper with great potential. This 2 Bedroom 2 Bath property, located in a cottage-style senior community in the Hillside Neighborhood, offers an affordable opportunity to renovate and customize to your needs. Situated on a level lot, the home features a functional split-bedroom layout ready for updates and a large covered front porch. Conveniently located near downtown LaGrange, shopping, medical facilities, and community amenities. Ideal for buyers looking to build equity through renovation in an established neighborhood. Property is being sold 'As-Is'.

Key facts

• 3,920 sq ft lot
• Built 2005
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 soft (-1.0%/yr); 304 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $830 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 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.02% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $158,991
• List price: $120,000
• Delta: -24.52%
• 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
614 Cottage Ln	0.02mi	2/2.0	996 (+2%)	10mo	$156,000	$157	88
1520 Brownwood Ave	0.25mi	2/2.0	1,080 (+11%)	2mo	$178,000	$165	69
608 Wilburn Ave St	0.26mi	2/2.0	1,116 (+14%)	3mo	$184,900	$166	61
610 Wilburn Ave	0.26mi	2/2.0	1,116 (+14%)	3mo	$184,900	$166	61
211 N Lee St	0.57mi	2/1.0	1,006 (+3%)	15mo	$158,000	$157	52
1002 Callaway Ave	0.71mi	3/2.0 (+1)	1,002 (+3%)	14mo	$187,900	$188	46
902 Juniper St	0.57mi	2/1.0	938 (-4%)	21mo	$72,500	$77	46
413 Jefferson St	0.33mi	3/2.0 (+1)	1,096 (+12%)	16mo	$164,000	$150	45
805 Ash St	0.46mi	2/2.0	1,116 (+14%)	12mo	$189,900	$170	45
1100 Houston St	0.49mi	3/2.0 (+1)	1,034 (+6%)	24mo	$168,000	$162	42
601 Elm St	0.52mi	3/2.0 (+1)	1,102 (+13%)	14mo	$192,000	$174	38
909 Williams St	0.74mi	2/1.0	1,016 (+4%)	23mo	$128,000	$126	35

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-11,237
• Equity at exit: $17,892

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-8,523
• Equity at exit: $10,375

Cash invested: $33,600 (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: 304
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$629
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$50
• HOA: −$3
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $186

Break-even live

Break-even rent $994

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $253	-5% $220	+0% $186	+5% $152	+10% $118
Rent	-10% $88	-5% $137	+0% $186	+5% $234	+10% $283
Rate	-1.0pp $246	-0.5pp $216	base $186	+0.5pp $154	+1.0pp $123

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Jackson St LaGrange, GA	2.0	1.5	938	$925	$0.99	12d	3	0.16mi
601 Wilburn Ave Unit D LaGrange, GA	2.0	1.5	1000	$1,100	$1.10	44d	1	0.24mi
1007 Vernon St Unit B LaGrange, GA	2.0	1.0	900	$2,200	$2.44	44d	1	0.74mi
1900 Vernon Rd LaGrange, GA	1.0–2.0	1.0–2.0	997	$1,750	$1.75	4d	21	0.81mi
1101 Truitt Ave Lagrange, GA	3.0	2.0	1023	$1,300	$1.27	44d	1	0.85mi
207 Harwell Ave LaGrange, GA	2.0	1.5	1000	$1,050	$1.05	23d	1	1.03mi
119 Old Airport Rd LaGrange, GA	1.0	1.0	722	$1,527	$2.11	44d	1	1.05mi
109 Butler St LaGrange, GA	2.0	1.0	791	$925	$1.17	44d	1	1.34mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 9 events

1. 2026-06-07
   statusdays on market $120,000 Under Contract 73 DOM
2. 2026-06-05
   days on market $120,000 Active 70 DOM
3. 2026-06-02
   days on market $120,000 Active 68 DOM
4. 2026-06-01
   days on market $120,000 Active 67 DOM
5. 2026-05-31
   days on market $120,000 Active 66 DOM
6. 2026-05-30
   days on market $120,000 Active 65 DOM
7. 2026-05-18
   price $120,000 584-char remark

   Show marketing remark (584 chars)

   Charming in-town fixer-upper with great potential. This 2 Bedroom 2 Bath property, located in a cottage-style senior community in the Hillside Neighborhood, offers an affordable opportunity to renovate and customize to your needs. Situated on a level lot, the home features a functional split-bedroom layout ready for updates and a large covered front porch. Conveniently located near downtown LaGrange, shopping, medical facilities, and community amenities. Ideal for buyers looking to build equity through renovation in an established neighborhood. Property is being sold 'As-Is'.

8. 2026-04-22
   price $125,000 584-char remark

   Show marketing remark (584 chars)

   Charming in-town fixer-upper with great potential. This 2 Bedroom 2 Bath property, located in a cottage-style senior community in the Hillside Neighborhood, offers an affordable opportunity to renovate and customize to your needs. Situated on a level lot, the home features a functional split-bedroom layout ready for updates and a large covered front porch. Conveniently located near downtown LaGrange, shopping, medical facilities, and community amenities. Ideal for buyers looking to build equity through renovation in an established neighborhood. Property is being sold 'As-Is'.

9. 2026-03-23
   listed $128,000 New 584-char remark

   Show marketing remark (584 chars)

   Charming in-town fixer-upper with great potential. This 2 Bedroom 2 Bath property, located in a cottage-style senior community in the Hillside Neighborhood, offers an affordable opportunity to renovate and customize to your needs. Situated on a level lot, the home features a functional split-bedroom layout ready for updates and a large covered front porch. Conveniently located near downtown LaGrange, shopping, medical facilities, and community amenities. Ideal for buyers looking to build equity through renovation in an established neighborhood. Property is being sold 'As-Is'.

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,239 · $103/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $14,751
• − Mortgage interest: −$6,722
• − Property taxes: −$1,239
• − Insurance: −$600
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − HOA: −$36
• − Depreciation: −$3,491
• Taxable income: $303
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,154/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): 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

-6.2% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $120,000 GAMLS
• 2026-04-22 Price Changed $125,000 GAMLS
• 2026-03-23 Listed $128,000 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $1,239 · +967.7% YoY. Source: county tax records.