304 Bridgette Blvd · LaGrange, GA 30241

$230,000

4 bd · 2.5 ba · 1,698 sqft · SingleFamily public records · 91 Days on market

Built 2019 4,356 sqft lot $135/sqft · at area comps Est $226k · at est.

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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 +14.7/30.0
• ARV discount +6.6/15.0
• DSCR +4.5/10.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable move in ready home! Upon entry there is an office area/Living room, there is a half bath for guests and then an open kitchen den area with door to the back patio. Very large owner's suite with bathroom which has separate shower and soaking tub, are located Upstairs you will also find 3 other spacious bedrooms which all boast closets with ample space. Carpets cleaned and fresh paint have prepared this home for your move in day. Call your favorite REALTOR today to schedule your private showing.

Key facts

• 4,356 sq ft lot
• Garage
• Built 2019

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $58 ($692/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 $196k (14.6% below list).
• Recommended offer: $196k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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).
• At $1,963/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 1383% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 91 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $141k; list at $230k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,314 (14.6% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $225,694
• List price: $230,000
• Delta: 1.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Sarah Ln	0.04mi	3/2.5 (-1)	1,600 (-6%)	2mo	$230,000	$144	82
204 Cleaveland Dr	0.52mi	4/2.0	1,812 (+7%)	2mo	$215,000	$119	61
227 River Meadow Dr	0.70mi	3/2.5 (-1)	1,700 (+0%)	4mo	$285,000	$168	59
102 King Arthur Dr	0.63mi	4/2.0	1,766 (+4%)	9mo	$98,500	$56	54
242 River Meadow Dr	0.66mi	3/2.0 (-1)	1,607 (-5%)	2mo	$245,900	$153	51
21 Cary St	0.45mi	3/1.0 (-1)	1,556 (-8%)	8mo	$89,900	$58	48
113 Woodridge Cir	0.44mi	3/2.0 (-1)	1,450 (-15%)	5mo	$224,900	$155	44
125 Ridgefield Cir	0.58mi	3/2.0 (-1)	1,483 (-13%)	5mo	$209,000	$141	40
249 River Meadow Dr	0.65mi	3/2.0 (-1)	1,484 (-13%)	2mo	$228,000	$154	40
240 River Meadow Dr	0.67mi	3/2.0 (-1)	1,484 (-13%)	2mo	$228,000	$154	40
239 River Meadow Dr	0.69mi	3/2.0 (-1)	1,545 (-9%)	9mo	$242,500	$157	38
726 Windstream Dr Unit A10	0.47mi	3/2.0 (-1)	1,455 (-14%)	12mo	$289,990	$199	38

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,698
• Equity at exit: $34,294

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,481
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $58

Break-even live

Break-even rent $1,890

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $123	+0% $58	+5% $-7	+10% $-73
Rent	-10% $-97	-5% $-20	+0% $58	+5% $135	+10% $213
Rate	-1.0pp $174	-0.5pp $116	base $58	+0.5pp $-2	+1.0pp $-63

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: $57,500
• Closing costs: $6,900
• 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	0.15mi
140 Shenandoah Ln LaGrange, GA	4.0	2.5	2156	$2,280	$1.06	45d	1	0.47mi
1 Canopy Crest WAY LaGrange, GA	2.0–4.0	2.5–3.0	1442	$2,685	$1.86	5d	9	0.50mi
139 Shenandoah Ln LaGrange, GA	4.0	2.5	1896	$2,180	$1.15	45d	1	0.52mi
151 S Davis Rd LaGrange, GA	3.0	1.0–2.0	940	$1,887	$2.01	0d	30	0.96mi
300 Commerce Ave LaGrange, GA	1.0–3.0	1.0–2.0	1248	$2,086	$1.67	0d	23	0.98mi
140 N Davis Rd LaGrange, GA	1.0–3.0	1.0–2.0	983	$1,719	$1.75	4d	14	1.12mi
615 Chattahoochee St Lagrange, GA	4.0	2.0	1664	$1,595	$0.96	46d	1	1.25mi

Listing history 11 events

1. 2026-03-30
   price $240,000 507-char remark

   Show marketing remark (507 chars)

   Adorable move in ready home! Upon entry there is an office area/Living room, there is a half bath for guests and then an open kitchen den area with door to the back patio. Very large owner's suite with bathroom which has separate shower and soaking tub, are located Upstairs you will also find 3 other spacious bedrooms which all boast closets with ample space. Carpets cleaned and fresh paint have prepared this home for your move in day. Call your favorite REALTOR today to schedule your private showing.

2. 2026-02-27
   listed $245,000 New 507-char remark

   Show marketing remark (507 chars)

   Adorable move in ready home! Upon entry there is an office area/Living room, there is a half bath for guests and then an open kitchen den area with door to the back patio. Very large owner's suite with bathroom which has separate shower and soaking tub, are located Upstairs you will also find 3 other spacious bedrooms which all boast closets with ample space. Carpets cleaned and fresh paint have prepared this home for your move in day. Call your favorite REALTOR today to schedule your private showing.

3. 2026-02-06
   historical $245,000 507-char remark

   Show marketing remark (507 chars)

   Adorable move in ready home! Upon entry there is an office area/Living room, there is a half bath for guests and then an open kitchen den area with door to the back patio. Very large owner's suite with bathroom which has separate shower and soaking tub, are located Upstairs you will also find 3 other spacious bedrooms which all boast closets with ample space. Carpets cleaned and fresh paint have prepared this home for your move in day. Call your favorite REALTOR today to schedule your private showing.

4. 2019-12-02
   soldstatus $141,000 Sold 538-char remark

   Show marketing remark (538 chars)

   1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

5. 2019-09-25
   status Under Contract 538-char remark

   Show marketing remark (538 chars)

   1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

6. 2019-09-24
   status Back on Market 538-char remark

   Show marketing remark (538 chars)

   1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

7. 2019-07-17
   status Under Contract 538-char remark

   Show marketing remark (538 chars)

   1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

8. 2019-05-19
   price $144,990 538-char remark

   Show marketing remark (538 chars)

   1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

9. 2019-04-11
   price $147,990 538-char remark

   Show marketing remark (538 chars)

   1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

10. 2019-03-25
    listed $136,990 New 538-char remark

    Show marketing remark (538 chars)

    1709-B NEW two-story garage home! Main floor has a private living room as well as a great room that opens up to the dinette and kitchen. The 2nd floor features an owner's suite with full bath and walk in closet. Additionally, upstairs are 2 more bedrooms, a loft and another full bath! Completion date July 2019. Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Buyer's closing cost promotion (up to $5,000) for contracts written between 9/5/19-9/30/19 that close by 12/31/19. Contact for details and restrictions.

11. 2019-01-30
    soldstatus $67,500

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 7/10 Severe 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $23,558
• − Mortgage interest: −$12,884
• − Property taxes: −$2,294
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,691
• Taxable loss: −$3,231
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $1,468/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

+255.6% since first listed

11 events — show timeline

• 2026-03-30 Price Changed $240,000 GAMLS
• 2026-02-27 Listed $245,000 GAMLS
• 2026-02-06 Coming Soon $245,000 GAMLS
• 2019-12-02 Sold (MLS) $141,000 GAMLS
• 2019-09-25 Pending — GAMLS
• 2019-09-24 Relisted — GAMLS
• 2019-07-17 Pending — GAMLS
• 2019-05-19 Price Changed $144,990 GAMLS
• 2019-04-11 Price Changed $147,990 GAMLS
• 2019-03-25 Listed $136,990 GAMLS
• 2019-01-30 Sold (Public Records) $67,500 Public Records

Property tax history

+17.3%/yr

Latest (2025): $2,294 · +38.4% YoY. Source: county tax records.