105 Sir Lancelot Ave · LaGrange, GA 30241

$207,900

3 bd · 1.5 ba · 1,175 sqft · SingleFamily public records · 5 Days on market

Built 1971 0.31 ac lot $177/sqft · 10% above area Est $188k · 10% over

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming single-level gem in Camelot Estates! Offering 4 bedrooms and 1 uniquely designed Jack-and-Jill bath, this home is both functional and full of character-featuring dual vanities, two commodes, and a beautifully tiled stand-up shower for added convenience. Inside, you'll find 1,175 sqft of thoughtfully designed living space with fresh new carpet, durable laminate flooring, and a stylish tile bath. The kitchen shines with granite countertops, stainless steel appliances, a separate pantry, and a cozy breakfast area perfect for morning coffee. Step outside to enjoy a covered back patio complete with a storage room, overlooking an oversized, fenced backyard that offer

Key facts

• Separate pantry
• Dual vanities
• Jack-and-jill bath

Tags

• JACK-AND-JILL BATH
• DUAL VANITIES
• TILED STAND-UP SHOWER
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SEPARATE PANTRY

Property features AI

Finance

• HOA & community: No homeowner association

Exterior

• Parking: Carport; Assigned parking; Attached parking; Off-street parking and parking pad; Guest parking; Side/rear entrance; Kitchen-level access to parking
• Security: Fenced yard
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone service available
• Home design: Single-family residential house; One level; Resale property; Located in Camelot Estate subdivision
• Construction: Built in 1971; Brick construction; Composition roof; Slab foundation
• Exterior features: Patio; Back yard with chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Stainless steel appliances; Pantry; Solid surface countertops; Breakfast area
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Double vanity in bathroom; Tile bath; Dining room and living room combined; Breakfast area, pantry, and solid surface counters in kitchen; Family room
• Laundry & utility: Laundry area in garage; Additional laundry/utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $1 ($9/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 $164k (21.1% below list).
• Recommended offer: $164k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: Callaway Elementary School (math 28% / reading 22%, grade F, #745 of 1,228 statewide, top 61%, 651 students, 72% FRL); Callaway Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 759 students, 94% FRL); Callaway High School (math 13% / reading 22%, grade F, #264 of 424 statewide, top 63%, 921 students, 94% FRL) — zoned schools average 87% FRL vs 58% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 277 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 12500% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $164,099 (21.1% below list)

Questions for the listing agent

1. Built in 1971 — 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: 0.79% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $188,270
• List price: $207,900
• Delta: 10.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Sir Lancelot Ave	0.00mi	4/1.0 (+1)	1,175 (0%)	1mo	$203,500	$173	92
104 King Arthur Dr	0.12mi	3/2.0	1,188 (+1%)	17mo	$184,950	$156	76
106 King Arthur Dr	0.11mi	3/2.0	1,118 (-5%)	21mo	$175,000	$157	67
106 Lady Elaine Dr	0.05mi	3/2.0	1,312 (+12%)	16mo	$149,900	$114	62
219 Baileys Way	0.54mi	3/2.0	1,144 (-3%)	9mo	$179,900	$157	61
207 Baileys Way	0.60mi	3/2.0	1,088 (-7%)	7mo	$185,000	$170	52
500 Brookstone Dr	0.42mi	3/2.0	1,292 (+10%)	14mo	$246,600	$191	51
124 Woodridge Cir	0.54mi	3/2.0	1,335 (+14%)	0mo	$235,000	$176	50
605 Brookstone Dr	0.51mi	3/2.0	1,222 (+4%)	24mo	$249,900	$205	48
45 N Cary St	0.73mi	3/2.0	1,102 (-6%)	12mo	$198,900	$180	43
47 N Cary St	0.72mi	3/2.0	1,102 (-6%)	14mo	$204,000	$185	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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-30,421
• Equity at exit: $30,999

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-12,665
• Equity at exit: $17,975

Cash invested: $58,212 (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: 277
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$1,090
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $1

Break-even live

Break-even rent $1,640

Max offer price $207,900

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $60	+0% $1	+5% $-58	+10% $-117
Rent	-10% $-129	-5% $-64	+0% $1	+5% $66	+10% $130
Rate	-1.0pp $105	-0.5pp $54	base $1	+0.5pp $-53	+1.0pp $-108

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: $51,975
• Closing costs: $6,237
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Hogansville Rd LaGrange, GA	3.0	2.0	1263	$1,555	$1.23	45d	1	0.46mi
150 Mill Creek Pkwy LaGrange, GA	1.0–2.0	1.0–2.0	954	$1,465	$1.53	45d	11	0.48mi
151 S Davis Rd LaGrange, GA	3.0	1.0–2.0	940	$1,887	$2.01	0d	30	0.53mi
140 N Davis Rd LaGrange, GA	1.0–3.0	1.0–2.0	983	$1,719	$1.75	4d	14	0.64mi
102 Peachtree Ct Lagrange, GA	2.0	1.0	1120	$1,050	$0.94	45d	1	0.86mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$2,285	$1.58	5d	9	0.90mi
55 Patillo Rd LaGrange, GA	2.0	2.0	1250	$1,050	$0.84	45d	1	1.37mi
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$2,086	$1.67	0d	23	1.45mi

Listing history 2 events

1. 2026-05-11
   status Under Contract 942-char remark
2. 2026-05-06
   listed $207,900 New 942-char remark

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,913 · $159/mo
• Expected delta: +$488/yr (+$41/mo · 34.2%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,692
• − Mortgage interest: −$11,646
• − Property taxes: −$1,425
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$6,048
• Taxable loss: −$3,617
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $877/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

-99.2% since first listed

7 events — show timeline

• 2026-06-03 Rental Removed $1,650 REDFIN
• 2026-06-01 Listed for Rent $1,650 REDFIN
• 2026-05-27 Sold (Public Records) $203,500 Public Records
• 2026-05-26 Listing Removed — GAMLS
• 2026-05-22 Sold (MLS) $203,500 GAMLS
• 2026-05-11 Pending — GAMLS
• 2026-05-06 Listed $207,900 GAMLS

Property tax history

+4.1%/yr

Latest (2025): $1,425 · +50.1% YoY. Source: county tax records.