140 Rene Ln · Cochran, GA 31014

$167,500

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 292 Days on market

Built 1971 0.62 ac lot $115/sqft · 47% above area Est $149k · 12% over ↓ 14% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• 1% rule +0.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

Key facts

• Second bathroom
• All brick home
• Great room

Tags

• ALL BRICK HOME
• GREAT ROOM
• SECOND BATHROOM
• STANDING SHOWER
• SECOND GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (43.0% below list).
• Recommended offer: $95k (43.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#458 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, amenities F, commute F.
• Bleckley County (rural): math 46% / reading 44% proficiency, ranked #28 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 109 units permitted in Bleckley County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Bleckley County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,410 (43.0% 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 292 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.57% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 14.6

CMA / ARV

• ARV (median comp): $149,250
• List price: $167,500
• Delta: 12.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Laurel Dr	0.10mi	3/2.0	1,472 (+1%)	18mo	$147,175	$100	75
122 Rene Lane Ln	0.11mi	3/2.0	1,440 (-1%)	21mo	$135,000	$94	71
182 Rene Dr	0.44mi	3/2.0	1,456 (-0%)	10mo	$170,000	$117	67
178 Rene Dr. Ext	0.44mi	3/2.0	1,456 (-0%)	22mo	$179,900	$124	57
105 Laurel Dr	0.21mi	2/1.0 (-1)	1,308 (-10%)	14mo	$130,000	$99	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $70,102
• Equity at exit: $150,897

10-year hold

• IRR: 17.1%
• Equity multiple: 5.75×
• Total profit: $222,965
• Equity at exit: $325,416

Cash invested: $46,900 (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 31014

• Home prices YoY: 19.6%
• Active inventory: 64
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-331

Break-even live

Break-even rent $1,373

Max offer price $108,996

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-284	+0% $-331	+5% $-379	+10% $-426
Rent	-10% $-407	-5% $-369	+0% $-331	+5% $-293	+10% $-256
Rate	-1.0pp $-247	-0.5pp $-289	base $-331	+0.5pp $-375	+1.0pp $-419

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Daisy Adams Rd Cochran, GA	2.0	1.0	1088	$750	$0.69	45d	1	1.18mi
146 Daisy Adams Rd Cochran, GA	2.0	1.0	1088	$750	$0.69	14d	1	1.18mi
164 Lonnie Bryant Rd Cochran, GA	3.0	2.0	1354	$1,300	$0.96	45d	1	1.24mi

Listing history 25 events

1. 2026-06-21
   days on market $167,500 Active 292 DOM
2. 2026-06-19
   days on market $167,500 Active 290 DOM
3. 2026-06-18
   days on market $167,500 Active 289 DOM
4. 2026-06-17
   days on market $167,500 Active 288 DOM
5. 2026-06-16
   days on market $167,500 Active 287 DOM
6. 2026-06-15
   days on market $167,500 Active 286 DOM
7. 2026-06-14
   days on market $167,500 Active 284 DOM
8. 2026-06-13
   days on market $167,500 Active 283 DOM
9. 2026-06-10
   days on market $167,500 Active 281 DOM
10. 2026-06-09
    days on market $167,500 Active 280 DOM
11. 2026-06-08
    days on market $167,500 Active 279 DOM
12. 2026-06-07
    days on market $167,500 Active 278 DOM
13. 2026-06-05
    days on market $167,500 Active 275 DOM
14. 2026-06-03
    days on market $167,500 Active 274 DOM
15. 2026-06-02
    days on market $167,500 Active 273 DOM
16. 2026-06-01
    days on market $167,500 Active 272 DOM
17. 2026-05-31
    days on market $167,500 Active 271 DOM
18. 2026-05-30
    days on market $167,500 Active 270 DOM
19. 2026-04-13
    price $167,500 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

20. 2026-03-06
    status Back On Market 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

21. 2026-03-01
    historical 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

22. 2026-01-26
    price $172,000 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

23. 2026-01-08
    price $177,000 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

24. 2025-10-23
    price $182,000 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

25. 2025-08-25
    listed $194,900 New 359-char remark

    Show marketing remark (359 chars)

    Check out this all-brick home! Newly added-on great room with kitchen! Adding to the Sqft., making this home a whopping 1908 Sqft! The laundry room was made into a second bathroom, complete with standing shower. Plenty of yard to make it into a relaxing sanctuary. Back yard also features a second garage/storage shed (whichever you choose to turn it into).

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,449
• − Mortgage interest: −$9,383
• − Property taxes: −$1,641
• − Insurance: −$838
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$4,873
• Taxable loss: −$7,116
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $-2,266/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: Bleckley County
• NCES district ID: 1300440
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $38,695
• Composite: 37.57/100
• National rank: #4387
• State rank: #28 of 174 in GA

Livability — Cochran

• Score: 57/100
• State rank: #458
• US rank: #21752

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,944

Population outlook (Bleckley County) Hauer SSP2

• Today (2025): 13,189 people
• By 2030: 12,901 · -2.2%
• By 2040: 12,398 · -6.0%
• By 2050: 11,741 · -11.0%
• By 2075: 10,444 · -20.8%
• By 2100: 9,000 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 33% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bleckley

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -44.9pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+52.9 2016: R+53.2 2012: R+47.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.18%
• Current HPI: 232.753
• Rent YoY: —
• Metro: —
• 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

-14.1% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $167,500 GAMLS
• 2026-03-06 Relisted — GAMLS
• 2026-03-01 Listing Removed — GAMLS
• 2026-01-26 Price Changed $172,000 GAMLS
• 2026-01-08 Price Changed $177,000 GAMLS
• 2025-10-23 Price Changed $182,000 GAMLS
• 2025-08-25 Listed $194,900 GAMLS

Property tax history

+8.1%/yr

Latest (2025): $1,641 · +0.0% YoY. Source: county tax records.