110 Lanett Ave · LaGrange, GA 30241

$95,000

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 5 Days on market

Built 1940 7,405 sqft lot $103/sqft · 32% below area Est $139k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

HANDY MAN DELIGHT !!! 2 BR RENTAL OPPORTUNITY IN THE CITY LIMITS OF LAGRANGE IN NEED OF A GOOD BIT OF TLC BEING IN PUT FOR COMP PURPOSES ONLY

Key facts

• Quiet street
• Large front porch
• Laundry mudroom

Tags

• QUIET STREET
• CONVENIENT LAGRANGE LOCATION
• LARGE FRONT PORCH
• WOOD LINED BACK YARD
• LAUNDRY MUDROOM
• SOAKING TUB

Property features AI

Finance

• Other: Lot approximately 0.17 acre
• HOA & community: No homeowners association; No community features

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Residential resale; Built in 1940; One story
• Construction: Vinyl siding; Composition roof; 925 total building area
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Soaking tub; Tile bath; One-level living; Crawl space basement
• Laundry & utility: Mud room laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.9% 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: Clearview Elementary School (math 21% / reading 19%, grade F, #865 of 1,228 statewide, top 71%, 621 students, 94% FRL); Gardner-Newman Middle School (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 1,039 students, 94% FRL) — zoned schools average 94% FRL vs 58% district-wide (36 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 36% 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $8k; list at $95k implies a 1167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $95,000

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. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (median comp): $139,264
• List price: $95,000
• Delta: -31.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Guinn St	0.10mi	3/1.0	1,056 (+14%)	15mo	$70,000	$66	56

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: 18.9%
• Equity multiple: 1.78×
• Total profit: $20,851
• Equity at exit: $14,165

10-year hold

• IRR: 28.5%
• Equity multiple: 3.76×
• Total profit: $73,532
• Equity at exit: $8,214

Cash invested: $26,600 (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 30241

• Home prices YoY: -3.6%
• Rents YoY: 5.0%
• Active inventory: 269
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $523

Break-even live

Break-even rent $795

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $577	-5% $550	+0% $523	+5% $496	+10% $469
Rent	-10% $408	-5% $466	+0% $523	+5% $581	+10% $638
Rate	-1.0pp $571	-0.5pp $547	base $523	+0.5pp $499	+1.0pp $474

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1705 Hamilton Rd LaGrange, GA	3.0	1.0–2.0	1050	$1,945	$1.85	14d	21	0.64mi
109 Butler St LaGrange, GA	2.0	1.0	791	$925	$1.17	44d	1	0.68mi
1101 Truitt Ave Lagrange, GA	3.0	2.0	1023	$1,300	$1.27	44d	1	1.15mi
212 Cato St LaGrange, GA	2.0	1.0	661	$1,000	$1.51	44d	1	1.17mi

Listing history 14 events

1. 2026-06-15
   status $95,000 Under Contract 5 DOM
2. 2026-05-01
   listed $95,000 New 485-char remark
3. 2025-03-07
   historical $1,100
4. 2025-03-03
   listed $1,100
5. 2024-12-03
   historical $1,100
6. 2024-11-09
   listed $1,100
7. 2023-09-11
   historical $1,000
8. 2023-08-23
   price $1,000
9. 2023-08-01
   price $1,100
10. 2023-07-16
    listed $1,200
11. 2023-07-11
    historical
12. 2021-04-19
    soldstatus $7,500 Sold 142-char remark

    Show marketing remark (142 chars)

    HANDY MAN DELIGHT !!! 2 BR RENTAL OPPORTUNITY IN THE CITY LIMITS OF LAGRANGE IN NEED OF A GOOD BIT OF TLC BEING IN PUT FOR COMP PURPOSES ONLY

13. 2021-04-07
    historical 142-char remark

    Show marketing remark (142 chars)

    HANDY MAN DELIGHT !!! 2 BR RENTAL OPPORTUNITY IN THE CITY LIMITS OF LAGRANGE IN NEED OF A GOOD BIT OF TLC BEING IN PUT FOR COMP PURPOSES ONLY

14. 2021-03-15
    listed $7,500 142-char remark

    Show marketing remark (142 chars)

    HANDY MAN DELIGHT !!! 2 BR RENTAL OPPORTUNITY IN THE CITY LIMITS OF LAGRANGE IN NEED OF A GOOD BIT OF TLC BEING IN PUT FOR COMP PURPOSES ONLY

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $17,483
• − Mortgage interest: −$5,321
• − Property taxes: −$1,079
• − Insurance: −$475
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$2,764
• Taxable income: $5,047
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,068/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

+1166.7% since first listed

15 events — show timeline

• 2026-06-15 Pending — GAMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-01 Listed $95,000 GAMLS
• 2025-03-07 Rental Removed $1,100 GAMLS
• 2025-03-03 Listed for Rent $1,100 GAMLS
• 2024-12-03 Rental Removed $1,100 GAMLS
• 2024-11-09 Listed for Rent $1,100 GAMLS
• 2023-09-11 Rental Removed $1,000 GAMLS
• 2023-08-23 Price Changed $1,000 GAMLS
• 2023-08-01 Price Changed $1,100 GAMLS
• 2023-07-16 Listed for Rent $1,200 GAMLS
• 2023-07-11 Rental Removed — GAMLS
• 2021-04-19 Sold (MLS) $7,500 GAMLS
• 2021-04-07 Listing Removed — GAMLS
• 2021-03-15 Listed $7,500 GAMLS

Property tax history

+10.3%/yr

Latest (2025): $1,079 · +9.4% YoY. Source: county tax records.