217 Jefferson St · LaGrange, GA 30240

$135,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 164 Days on market

Built 1920 0.36 ac lot $118/sqft · 14% below area Est $157k · 14% under ↓ 19% since listing

---

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 +22.6/30.0
• ARV discount +13.9/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• 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

This charming, newly remodeled home features three bedrooms and one bathroom, with over 1,100 square feet of comfortable living space. The interior has been updated with fresh paint, new flooring, and modern appliances, offering a move in ready experience. Ideally located in the heart of downtown LaGrange, the home is just a short walk from LaGrange College, making it perfect for students, faculty, or anyone looking to enjoy the convenience of in town living.

Key facts

• Fresh paint
• New flooring
• Modern appliances

Tags

• NEWLY REMODELED
• FRESH PAINT
• NEW FLOORING
• MODERN APPLIANCES
• HEART OF DOWNTOWN LAGRANGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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); 305 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $933 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 164 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.00% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $157,273
• List price: $135,000
• Delta: -14.16%
• 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 N Lee St	0.09mi	2/1.0 (-1)	1,246 (+9%)	9mo	$189,000	$152	67
109 Waverly Way	0.54mi	2/1.0 (-1)	1,143 (+0%)	7mo	$199,900	$175	64
311 Park Ave	0.47mi	2/1.0 (-1)	1,083 (-5%)	1mo	$170,000	$157	64
812 Elm St	0.66mi	2/1.0 (-1)	1,145 (+0%)	2mo	$139,000	$121	62
133 Garfield St	0.53mi	4/2.0 (+1)	1,149 (+1%)	4mo	$120,000	$104	62
608 Wilburn Ave St	0.58mi	2/2.0 (-1)	1,116 (-2%)	3mo	$184,900	$166	58
598 Edmondson Ave	0.66mi	2/1.0 (-1)	1,117 (-2%)	4mo	$225,000	$201	58
610 Wilburn Ave	0.58mi	2/2.0 (-1)	1,116 (-2%)	3mo	$184,900	$166	58
1520 Brownwood Ave	0.74mi	2/2.0 (-1)	1,080 (-5%)	1mo	$178,000	$165	47
805 Ash St	0.69mi	2/2.0 (-1)	1,116 (-2%)	12mo	$189,900	$170	46
614 Cottage Ln	0.55mi	2/2.0 (-1)	996 (-13%)	10mo	$156,000	$157	36
317 Alford St	0.63mi	2/2.0 (-1)	1,300 (+14%)	12mo	$80,000	$62	28

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-11,327
• Equity at exit: $20,129

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-6,622
• Equity at exit: $11,672

Cash invested: $37,800 (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 30240

• Home prices YoY: -26.0%
• Rents YoY: -1.0%
• Active inventory: 305
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$708
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $229

Break-even live

Break-even rent $1,067

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Vernon St Unit B LaGrange, GA	2.0	1.0	900	$2,200	$2.44	44d	1	0.24mi
1900 Vernon St LaGrange, GA	2.0	2.0	1185	$1,616	$1.36	44d	1	0.38mi
408 Jackson St LaGrange, GA	2.0	1.5	938	$925	$0.99	12d	3	0.43mi
416 Park Ave Lagrange, GA	2.0	2.0	1405	$650	$0.46	44d	1	0.45mi
502 Park Ave Unit B LaGrange, GA	3.0	1.5	1364	$1,250	$0.92	44d	1	0.46mi
601 Wilburn Ave Unit D LaGrange, GA	2.0	1.5	1000	$1,100	$1.10	44d	1	0.55mi
1900 Vernon Rd LaGrange, GA	1.0–2.0	1.0–2.0	997	$1,750	$1.75	3d	21	0.57mi
300 Springdale Dr Lagrange, GA	2.0	1.5	1300	$1,000	$0.77	44d	1	0.69mi
207 Harwell Ave LaGrange, GA	2.0	1.5	1000	$1,050	$1.05	22d	1	0.74mi
1101 Truitt Ave Lagrange, GA	3.0	2.0	1023	$1,300	$1.27	44d	1	1.06mi
115 Mitchell Ave Ofc 41 LaGrange, GA	3.0	1.5	1134	$1,150	$1.01	13d	2	1.38mi
737 N Greenwood St Lagrange, GA	2.0	1.0	996	$1,250	$1.26	44d	1	1.43mi
1700 Park Pl LaGrange, GA	3.0	2.0	1234	$1,375	$1.11	44d	1	1.45mi

Listing history 25 events

1. 2026-06-19
   days on market $135,000 Active 164 DOM
2. 2026-06-18
   days on market $135,000 Active 163 DOM
3. 2026-06-17
   days on market $135,000 Active 162 DOM
4. 2026-06-16
   days on market $135,000 Active 161 DOM
5. 2026-06-15
   statusdays on market $135,000 Active 160 DOM
6. 2026-06-14
   days on market $135,000 Price Change 158 DOM
7. 2026-06-13
   pricestatus $135,000 Price Change 157 DOM
8. 2026-06-12
   days on market $145,000 Active 157 DOM
9. 2026-06-09
   days on market $145,000 Active 154 DOM
10. 2026-06-08
    days on market $145,000 Active 153 DOM
11. 2026-06-07
    days on market $145,000 Active 152 DOM
12. 2026-06-05
    days on market $145,000 Active 149 DOM
13. 2026-06-02
    days on market $145,000 Active 147 DOM
14. 2026-06-01
    days on market $145,000 Active 146 DOM
15. 2026-05-31
    days on market $145,000 Active 145 DOM
16. 2026-05-30
    days on market $145,000 Active 144 DOM
17. 2026-05-04
    price $145,000 463-char remark

    Show marketing remark (463 chars)

    This charming, newly remodeled home features three bedrooms and one bathroom, with over 1,100 square feet of comfortable living space. The interior has been updated with fresh paint, new flooring, and modern appliances, offering a move in ready experience. Ideally located in the heart of downtown LaGrange, the home is just a short walk from LaGrange College, making it perfect for students, faculty, or anyone looking to enjoy the convenience of in town living.

18. 2026-03-17
    price $147,000 463-char remark

    Show marketing remark (463 chars)

    This charming, newly remodeled home features three bedrooms and one bathroom, with over 1,100 square feet of comfortable living space. The interior has been updated with fresh paint, new flooring, and modern appliances, offering a move in ready experience. Ideally located in the heart of downtown LaGrange, the home is just a short walk from LaGrange College, making it perfect for students, faculty, or anyone looking to enjoy the convenience of in town living.

19. 2026-01-04
    listed $149,900 New 463-char remark

    Show marketing remark (463 chars)

    This charming, newly remodeled home features three bedrooms and one bathroom, with over 1,100 square feet of comfortable living space. The interior has been updated with fresh paint, new flooring, and modern appliances, offering a move in ready experience. Ideally located in the heart of downtown LaGrange, the home is just a short walk from LaGrange College, making it perfect for students, faculty, or anyone looking to enjoy the convenience of in town living.

20. 2025-12-31
    historical
21. 2025-11-03
    price $139,900
22. 2025-10-14
    price $149,500
23. 2025-08-27
    listed $149,900 New
24. 2025-05-30
    soldstatus $50,000
25. 2021-06-01
    soldstatus $180,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$294/yr (+$24/mo · 31.0%)

ⓘ 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 · 18 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: $16,281
• − Mortgage interest: −$7,562
• − Property taxes: −$948
• − Insurance: −$675
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,927
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,608/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

-19.4% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $145,000 GAMLS
• 2026-03-17 Price Changed $147,000 GAMLS
• 2026-01-04 Listed $149,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-03 Price Changed $139,900 GAMLS
• 2025-10-14 Price Changed $149,500 GAMLS
• 2025-08-27 Listed $149,900 GAMLS
• 2025-05-30 Sold (Public Records) $50,000 Public Records
• 2021-06-01 Sold (Public Records) $180,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $948 · +45.3% YoY. Source: county tax records.