903 Georgia Ave · LaGrange, GA 30241

$189,999

3 bd · 1.5 ba · 1,542 sqft · SingleFamily public records · 23 Days on market

Built 1940 9,583 sqft lot

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Why this score? — see what drove the D+ 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• 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

Completely renovated and move-in ready! This beautiful 4-bedroom, 2-bath home offers 1,542 square feet of updated living space and has been thoughtfully remodeled from top to bottom. The stunning kitchen features brand-new cabinets, granite countertops, a custom tile backsplash, and updated fixtures. Both bathrooms have been refreshed with gorgeous new tile showers and modern plumbing fixtures. Throughout the home, you'll find new flooring, fresh interior paint, updated lighting, and stylish finishes that create a bright and welcoming atmosphere. The exterior has also been freshly painted, giving this home outstanding curb appeal and making it truly turnkey for its next owner.

Key facts

• 9,583 sq ft lot
• Built 1940
• Listed 23 days

Property features AI

Finance

• Other: Lot about 0.22 acre
• HOA & community: No HOA

Exterior

• Parking: Parking pad / open parking
• Utilities: Public water; Public sewer / sewer connected; Electricity available; Natural gas available; High-speed internet available; Cable available
• Home design: Single-family house; One level
• Construction: Built in 1940; Aluminum siding; Metal roof
• Exterior features: Updated/remodeled condition; No notable lot features listed

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile bath; Den
• Laundry & utility: Laundry area in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $170k (10.5% below list).
• Recommended offer: $170k (10.5% 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: 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: Franklin Forest Elementary (math 30% / reading 21%, grade F, #736 of 1,228 statewide, top 61%, 731 students, 94% 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) — zoned schools average 78% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 269 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 42% 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $169,958 (10.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $120,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 Greenville St	0.18mi	3/1.0	1,619 (+5%)	10mo	$120,000	$74	73
811 Greenville St	0.07mi	3/1.0	1,356 (-12%)	9mo	$62,000	$46	67
700 Hill St	0.21mi	3/1.5	1,696 (+10%)	10mo	$65,000	$38	65
4 Louise St	0.43mi	3/2.0	1,565 (+2%)	13mo	$61,000	$39	65
21 Cary St	0.68mi	3/1.0	1,556 (+1%)	8mo	$89,900	$58	58
109 Horace King St	0.38mi	4/2.5 (+1)	1,598 (+4%)	12mo	$165,000	$103	57
87 Youngs Mill Rd	0.52mi	4/2.0 (+1)	1,432 (-7%)	3mo	$159,000	$111	55
133 Bonaventure Dr	0.73mi	3/1.0	1,578 (+2%)	17mo	$181,500	$115	46
194 Hines Rd	0.71mi	4/2.0 (+1)	1,664 (+8%)	2mo	$164,000	$99	45
404 Hill St	0.47mi	2/1.0 (-1)	1,437 (-7%)	19mo	$52,000	$36	44
605 S Harlem Cir	0.51mi	2/2.0 (-1)	1,749 (+13%)	15mo	$240,000	$137	35
3 Sanford Ave	0.72mi	2/1.0 (-1)	1,352 (-12%)	19mo	$105,000	$78	23

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-15,308
• Equity at exit: $28,329

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $16,539
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$996
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $191

Break-even live

Break-even rent $1,458

Max offer price $189,999

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Chattahoochee St Lagrange, GA	4.0	2.0	1664	$1,595	$0.96	44d	1	0.23mi
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$2,086	$1.67	3d	26	0.35mi
102 Peachtree Ct Lagrange, GA	2.0	1.0	1120	$1,050	$0.94	43d	1	0.99mi
1235 Hogansville Rd LaGrange, GA	3.0	2.0	1263	$1,555	$1.23	43d	1	1.06mi
115 Mitchell Ave Ofc 41 LaGrange, GA	3.0	1.5	1134	$1,150	$1.01	12d	2	1.09mi
140 Shenandoah Ln LaGrange, GA	4.0	2.5	2156	$2,280	$1.06	43d	1	1.13mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$2,285	$1.58	3d	9	1.17mi
139 Shenandoah Ln LaGrange, GA	4.0	2.5	1896	$2,180	$1.15	43d	1	1.18mi
514 Colquitt St Lagrange, GA	3.0	1.0	1332	$950	$0.71	43d	1	1.21mi
150 Mill Creek Pkwy LaGrange, GA	1.0–2.0	1.0–2.0	954	$1,465	$1.53	43d	11	1.39mi

Listing history 17 events

1. 2026-06-19
   days on market $189,999 Active 23 DOM
2. 2026-06-18
   days on market $189,999 Active 22 DOM
3. 2026-06-17
   days on market $189,999 Active 21 DOM
4. 2026-06-16
   days on market $189,999 Active 20 DOM
5. 2026-06-15
   days on market $189,999 Active 19 DOM
6. 2026-06-14
   days on market $189,999 Active 17 DOM
7. 2026-06-12
   statusdays on market $189,999 Active 16 DOM
8. 2026-06-09
   days on market $189,999 Price Change 13 DOM
9. 2026-06-09
   pricestatus $189,999 Price Change 12 DOM
10. 2026-06-08
    days on market $199,999 New 12 DOM
11. 2026-06-07
    days on market $199,999 New 11 DOM
12. 2026-06-05
    days on market $199,999 New 8 DOM
13. 2026-06-02
    days on market $199,999 New 6 DOM
14. 2026-06-01
    days on market $199,999 New 5 DOM
15. 2026-05-31
    days on market $199,999 New 4 DOM
16. 2026-05-30
    days on market $199,999 New 3 DOM
17. 2026-05-26
    listed $199,999 New

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$832/yr (+$69/mo · 90.9%)

ⓘ 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 53% 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: $20,395
• − Mortgage interest: −$10,643
• − Property taxes: −$916
• − Insurance: −$950
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,527
• Taxable loss: −$904
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $2,507/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

• 2026-05-26 Listed $199,999 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $916 · +5.0% YoY. Source: county tax records.