250 Wilcox Rd · LaGrange, GA 30241

$199,900

3 bd · 2.0 ba · 1,709 sqft · SingleFamily public records · 60 Days on market

Built 1974 0.59 ac lot $117/sqft · 28% below area Est $276k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been looking for more space without giving up convenience, this updated 3-bedroom, 2-bath home on over half an acre offers the perfect balance. Located in the sought-after Rosemont school zone, you'll enjoy a quieter, more open setting while still being just minutes from shopping, schools, and interstate access. Major updates have already been taken care of, including a roof and all windows replaced approximately 3 years ago. Inside, recent updates create a fresh, move-in-ready feel, including new flooring, fresh interior paint, and painted kitchen cabinets that pair beautifully with a classic cast iron sink. The layout is comfortable and easy to live in, making it a great fit for both first-time buyers and those ready for a little more room to spread out. The primary suite features a walk-in closet and an updated private bath. The two additional bedrooms offer flexibility without feeling crowded, giving you options to make the space your own. An added bonus is the mudroom with its own side entrance and laundry closet which is perfect for everyday use as a drop zone and keeping the main living areas clutter-free. Step outside and you'll appreciate what this property offers even more; a fenced backyard with room to garden, play, entertain, or simply enjoy the extra space. The covered back porch, complete with a ceiling fan and swing, is an ideal spot to relax and take in the peaceful surroundings. **BONUS**Priced below recent appraised value, offering instant equity opportunity.

Key facts

• Updated private bath
• New flooring
• Fresh interior paint

Tags

• FENCED BACKYARD
• COVERED BACK PORCH
• MUDROOM WITH SIDE ENTRANCE
• UPDATED PRIVATE BATH
• NEW FLOORING
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.5% below list).
• Recommended offer: $147k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 rising fast (+5.0%/yr); 269 active listings in the ZIP; 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 $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 60 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $146,950 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

• ARV (median comp): $276,115
• List price: $199,900
• Delta: -27.60%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Lower Big Springs Rd Lot 1	0.72mi	4/2.0 (+1)	1,926 (+13%)	6mo	$386,990	$201	36
100 Hamilton Lake Dr	0.73mi	3/2.0	1,515 (-11%)	24mo	$275,000	$182	27

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-38,613
• Equity at exit: $29,806

10-year hold

• IRR: -8.8%
• Equity multiple: 0.41×
• Total profit: $-32,936
• Equity at exit: $17,284

Cash invested: $55,972 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-143

Break-even live

Break-even rent $1,651

Max offer price $174,565

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   status $199,900 Under Contract 60 DOM
2. 2026-06-08
   days on market $199,900 Active 60 DOM
3. 2026-06-07
   days on market $199,900 Active 59 DOM
4. 2026-06-05
   days on market $199,900 Active 56 DOM
5. 2026-06-02
   days on market $199,900 Active 54 DOM
6. 2026-06-01
   days on market $199,900 Active 53 DOM
7. 2026-05-31
   days on market $199,900 Active 52 DOM
8. 2026-05-30
   days on market $199,900 Active 51 DOM
9. 2026-05-01
   price $199,900 1517-char remark

   Show marketing remark (1517 chars)

   If you've been looking for more space without giving up convenience, this updated 3-bedroom, 2-bath home on over half an acre offers the perfect balance. Located in the sought-after Rosemont school zone, you'll enjoy a quieter, more open setting while still being just minutes from shopping, schools, and interstate access. Major updates have already been taken care of, including a roof and all windows replaced approximately 3 years ago. Inside, recent updates create a fresh, move-in-ready feel, including new flooring, fresh interior paint, and painted kitchen cabinets that pair beautifully with a classic cast iron sink. The layout is comfortable and easy to live in, making it a great fit for both first-time buyers and those ready for a little more room to spread out. The primary suite features a walk-in closet and an updated private bath. The two additional bedrooms offer flexibility without feeling crowded, giving you options to make the space your own. An added bonus is the mudroom with its own side entrance and laundry closet which is perfect for everyday use as a drop zone and keeping the main living areas clutter-free. Step outside and you'll appreciate what this property offers even more; a fenced backyard with room to garden, play, entertain, or simply enjoy the extra space. The covered back porch, complete with a ceiling fan and swing, is an ideal spot to relax and take in the peaceful surroundings. **BONUS**Priced below recent appraised value, offering instant equity opportunity.

10. 2026-04-09
    listed $210,000 New 1517-char remark

    Show marketing remark (1517 chars)

    If you've been looking for more space without giving up convenience, this updated 3-bedroom, 2-bath home on over half an acre offers the perfect balance. Located in the sought-after Rosemont school zone, you'll enjoy a quieter, more open setting while still being just minutes from shopping, schools, and interstate access. Major updates have already been taken care of, including a roof and all windows replaced approximately 3 years ago. Inside, recent updates create a fresh, move-in-ready feel, including new flooring, fresh interior paint, and painted kitchen cabinets that pair beautifully with a classic cast iron sink. The layout is comfortable and easy to live in, making it a great fit for both first-time buyers and those ready for a little more room to spread out. The primary suite features a walk-in closet and an updated private bath. The two additional bedrooms offer flexibility without feeling crowded, giving you options to make the space your own. An added bonus is the mudroom with its own side entrance and laundry closet which is perfect for everyday use as a drop zone and keeping the main living areas clutter-free. Step outside and you'll appreciate what this property offers even more; a fenced backyard with room to garden, play, entertain, or simply enjoy the extra space. The covered back porch, complete with a ceiling fan and swing, is an ideal spot to relax and take in the peaceful surroundings. **BONUS**Priced below recent appraised value, offering instant equity opportunity.

11. 2026-01-31
    historical
12. 2025-10-14
    price $214,900
13. 2025-09-02
    price $224,900
14. 2025-08-02
    listed $239,000 New
15. 2022-04-15
    soldstatus $174,900
16. 2022-04-08
    soldstatus $174,900 Sold
17. 2022-03-11
    status Under Contract
18. 2022-02-26
    listed $174,900 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: $2,073 · $173/mo
• Projected year-2 tax: $2,073 · $173/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 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: $17,634
• − Mortgage interest: −$11,198
• − Property taxes: −$2,073
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$5,815
• Taxable loss: −$5,272
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $-456/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

• 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

+14.3% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $199,900 GAMLS
• 2026-04-09 Listed $210,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-10-14 Price Changed $214,900 GAMLS
• 2025-09-02 Price Changed $224,900 GAMLS
• 2025-08-02 Listed $239,000 GAMLS
• 2022-04-15 Sold (Public Records) $174,900 Public Records
• 2022-04-08 Sold (MLS) $174,900 GAMLS
• 2022-03-11 Pending — GAMLS
• 2022-02-26 Listed $174,900 GAMLS

Property tax history

+6.4%/yr

Latest (2025): $2,073 · +13.6% YoY. Source: county tax records.