129 N 7th St · Cochran, GA 31014

$29,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 43 Days on market

Built 1942 0.51 ac lot $41/sqft · 61% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Need work. Handy man special. This home is located in Cochran. Home sits on . 51 of an acre. 704 sq ft of living space. House built in 1940's.

Key facts

• 0.51 acre lot
• Built 1942
• Listed 42 days

Property features AI

Finance

• Other: Approximately 0.51-acre lot; Lot features: Other
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single-family residence (house); Built in 1942; Fixer condition
• Construction: Wood siding; Metal roof; Built in 1942; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Crawl space basement; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Bleckley County Primary School (766 students, 71% FRL); Bleckley Middle School (math 43% / reading 48%, grade D+, #97 of 470 statewide, top 22%, 561 students, 52% FRL); Bleckley County High School (math 37% / reading 27%, grade F, #110 of 424 statewide, top 28%, 671 students, 45% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 109 units permitted in Bleckley County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($200 loan paydown + $3k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $18k; list at $29k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.98% ✓
• Cap rate: 26.94%
• Cash-on-cash: 73.74%
• DSCR: 4.28
• GRM: 2.8

CMA / ARV

• ARV (median comp): $18,000
• List price: $29,000
• Delta: 61.11%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 N 7th St	0.00mi	1/1.0 (-1)	704 (0%)	0mo	$18,000	$26	95

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: 75.7%
• Equity multiple: 6.34×
• Total profit: $43,385
• Equity at exit: $26,125

10-year hold

• IRR: 69.7%
• Equity multiple: 14.08×
• Total profit: $106,185
• Equity at exit: $56,341

Cash invested: $8,120 (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: 2.8×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $433

Break-even live

Break-even rent $316

Max offer price $29,000

Occupancy floor 45%

Sensitivity live

Price	-10% $449	-5% $441	+0% $433	+5% $424	+10% $416
Rent	-10% $364	-5% $398	+0% $433	+5% $467	+10% $501
Rate	-1.0pp $447	-0.5pp $440	base $433	+0.5pp $425	+1.0pp $417

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   days on market $29,000 Active 43 DOM

   Show marketing remark (142 chars)

   Need work. Handy man special. This home is located in Cochran. Home sits on . 51 of an acre. 704 sq ft of living space. House built in 1940's.

2. 2026-06-15
   days on market $29,000 Active 42 DOM
3. 2026-06-14
   days on market $29,000 Active 40 DOM
4. 2026-06-13
   days on market $29,000 Active 39 DOM
5. 2026-06-10
   days on market $29,000 Active 37 DOM
6. 2026-06-09
   days on market $29,000 Active 36 DOM
7. 2026-06-08
   days on market $29,000 Active 35 DOM
8. 2026-06-07
   days on market $29,000 Active 34 DOM
9. 2026-06-05
   days on market $29,000 Active 31 DOM
10. 2026-06-03
    days on market $29,000 Active 30 DOM
11. 2026-06-02
    days on market $29,000 Active 29 DOM
12. 2026-06-01
    days on market $29,000 Active 28 DOM
13. 2026-05-31
    days on market $29,000 Active 27 DOM
14. 2026-05-30
    days on market $29,000 Active 26 DOM
15. 2026-05-04
    listed $29,000 New 141-char remark

    Show marketing remark (142 chars)

    Need work. Handy man special. This home is located in Cochran. Home sits on . 51 of an acre. 704 sq ft of living space. House built in 1940's.

16. 2026-05-04
    listed $29,000 Active 142-char remark

    Show marketing remark (142 chars)

    Need work. Handy man special. This home is located in Cochran. Home sits on . 51 of an acre. 704 sq ft of living space. House built in 1940's.

17. 2023-02-23
    soldstatus $151,250
18. 2017-01-01
    historical
19. 2014-11-05
    listed $15,139
20. 2014-11-02
    historical
21. 2014-05-01
    listed $18,000
22. 2006-04-01
    soldstatus $6,000
23. 1997-05-15
    soldstatus $5,000

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $267 · $22/mo
• Expected delta: +$35/yr (+$3/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $10,366
• − Mortgage interest: −$1,624
• − Property taxes: −$232
• − Insurance: −$942
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$844
• Taxable income: $5,065
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $3,975/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

• Census place: Cochran, GA
• 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

+260.0% since first listed

12 events — show timeline

• 2026-06-16 Pending — GAMLS
• 2026-06-16 Sold (MLS) $18,000 CGMLS
• 2026-06-16 Sold (MLS) $18,000 GAMLS
• 2026-05-04 Listed $29,000 CGMLS
• 2026-05-04 Listed $29,000 GAMLS
• 2023-02-23 Sold (Public Records) $151,250 Public Records
• 2017-01-01 Listing Removed — GAMLS
• 2014-11-05 Listed $15,139 GAMLS
• 2014-11-02 Listing Removed — GAMLS
• 2014-05-01 Listed $18,000 GAMLS
• 2006-04-01 Sold (Public Records) $6,000 Public Records
• 1997-05-15 Sold (Public Records) $5,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $232 · +5.0% YoY. Source: county tax records.