521 Cochran Ave · Albany, GA 31701

$56,900

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 88 Days on market

Built 1979 7,405 sqft lot Est $51k · 11% over

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Why this score? — see what drove the C+ 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
• Livability +3.0/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Schedule an appointment to see this updated Investor's dream! Tenant in tow; monthly rental income is $650. Current Lease terminates in June 2022. New Roof, New Window Unit AC. Granite counter tops and new bathroom vanity. Stove, refrigerator, washer and dryer all included in the sale. A 24 Hour notice must be given in order to see property. DO NOT DISTURB TENANT! Call Listing Agent to schedule showing. This property is located in a flood zone.

Key facts

• 7,405 sq ft lot
• Built 1979
• Listed 87 days

Property features AI

Exterior

• Utilities: Public water; Public sewer (sewer connected)
• Home design: Single-family detached residence; Single-story
• Exterior features: Lot of approximately 0.17 acres; Located in the City Of Albany subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $54 ($652/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 5.0% in Albany — 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 (#371 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
• Dougherty County (urban): math 12% / reading 16% proficiency, ranked #163 of 174 in GA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martin Luther King- Jr. Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 382 students, 100% FRL); Monroe High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,078 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 37% of the median local income ($35k/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 $393 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dougherty County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 98% 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 $53,486 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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 F-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. 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?
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: 1.89% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.22%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $51,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Wells Ave	0.29mi	3/1.0	960 (-8%)	6mo	$25,000	$26	68
314 Tremont Ave	0.46mi	3/1.0	1,147 (+9%)	5mo	$48,000	$42	58
317 Tremont Ave	0.41mi	3/1.0	950 (-9%)	18mo	$47,000	$49	50
319 Tremont Ave	0.40mi	2/1.0 (-1)	988 (-6%)	22mo	$56,000	$57	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-5,496
• Equity at exit: $8,484

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $739
• Equity at exit: $4,920

Cash invested: $15,932 (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 31701

• Home prices YoY: -27.3%
• Active inventory: 177
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$298
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $54

Break-even live

Break-even rent $1,006

Max offer price $56,900

Occupancy floor 90%

Sensitivity live

Price	-10% $87	-5% $70	+0% $54	+5% $38	+10% $22
Rent	-10% $-31	-5% $12	+0% $54	+5% $97	+10% $139
Rate	-1.0pp $83	-0.5pp $69	base $54	+0.5pp $40	+1.0pp $25

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Habersham Rd Albany, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.05mi
1601 Radium Springs Rd Albany, GA	1.0–2.0	1.0	750	$793	$1.06	22d	1	1.19mi

Listing history 26 events

1. 2026-06-19
   days on market $56,900 Active 88 DOM
2. 2026-06-18
   days on market $56,900 Active 87 DOM
3. 2026-06-17
   days on market $56,900 Active 86 DOM
4. 2026-06-16
   days on market $56,900 Active 85 DOM
5. 2026-06-15
   days on market $56,900 Active 84 DOM
6. 2026-06-14
   days on market $56,900 Active 82 DOM
7. 2026-06-13
   days on market $56,900 Active 81 DOM
8. 2026-06-10
   days on market $56,900 Active 79 DOM
9. 2026-06-09
   days on market $56,900 Active 78 DOM
10. 2026-06-08
    days on market $56,900 Active 77 DOM
11. 2026-06-07
    days on market $56,900 Active 76 DOM
12. 2026-06-05
    days on market $56,900 Active 73 DOM
13. 2026-06-02
    days on market $56,900 Active 71 DOM
14. 2026-06-01
    days on market $56,900 Active 70 DOM
15. 2026-05-31
    days on market $56,900 Active 69 DOM
16. 2026-05-30
    days on market $56,900 Active 68 DOM
17. 2026-05-05
    price $56,900
18. 2026-03-23
    listed $60,000 Active
19. 2024-03-14
    historical $800
20. 2024-01-12
    price $800
21. 2024-01-04
    listed $625
22. 2022-01-11
    status Under Contract 448-char remark

    Show marketing remark (448 chars)

    Schedule an appointment to see this updated Investor's dream! Tenant in tow; monthly rental income is $650. Current Lease terminates in June 2022. New Roof, New Window Unit AC. Granite counter tops and new bathroom vanity. Stove, refrigerator, washer and dryer all included in the sale. A 24 Hour notice must be given in order to see property. DO NOT DISTURB TENANT! Call Listing Agent to schedule showing. This property is located in a flood zone.

23. 2021-12-13
    soldstatus $48,000
24. 2021-12-06
    soldstatus $48,000 Sold 448-char remark

    Show marketing remark (448 chars)

    Schedule an appointment to see this updated Investor's dream! Tenant in tow; monthly rental income is $650. Current Lease terminates in June 2022. New Roof, New Window Unit AC. Granite counter tops and new bathroom vanity. Stove, refrigerator, washer and dryer all included in the sale. A 24 Hour notice must be given in order to see property. DO NOT DISTURB TENANT! Call Listing Agent to schedule showing. This property is located in a flood zone.

25. 2021-11-16
    listed $55,000 New 448-char remark

    Show marketing remark (448 chars)

    Schedule an appointment to see this updated Investor's dream! Tenant in tow; monthly rental income is $650. Current Lease terminates in June 2022. New Roof, New Window Unit AC. Granite counter tops and new bathroom vanity. Stove, refrigerator, washer and dryer all included in the sale. A 24 Hour notice must be given in order to see property. DO NOT DISTURB TENANT! Call Listing Agent to schedule showing. This property is located in a flood zone.

26. 2008-06-13
    soldstatus $270,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,902
• − Mortgage interest: −$3,187
• − Property taxes: −$557
• − Insurance: −$5,403
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,655
• Taxable income: $35
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $644/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: Dougherty County
• NCES district ID: 1301830
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $33,105
• Composite: 11.31/100
• National rank: #9716
• State rank: #163 of 174 in GA

Livability — Albany

• Score: 60/100
• State rank: #371
• US rank: #18903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albany, GA
• County: Dougherty County · 89,040 people
• City population: 89,040
• Metro: Albany, GA
• Population (ZIP): 16,135
• Household income: $35,025
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1383.0

Population outlook (Dougherty County) Hauer SSP2

• Today (2025): 84,551 people
• By 2030: 80,637 · -4.6%
• By 2040: 72,090 · -14.7%
• By 2050: 64,056 · -24.2%
• By 2075: 46,332 · -45.2%
• By 2100: 33,127 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 21% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Dougherty

• 2024 margin: Solid D (+41.1) · D 70.4% · R 29.3%
• 2008→2024 swing: +6.2pp toward D · 2008: 35.0pp · 2024: 41.1pp
• All cycles: 2024: D+41.1 2020: D+40.0 2016: D+38.3 2012: D+39.0 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.55%
• Current HPI: 145.4604
• Rent YoY: —
• Metro: Albany, GA
• 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

-78.9% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $56,900 SWGABOR
• 2026-03-23 Listed $60,000 SWGABOR
• 2024-03-14 Rental Removed $800 APPFOLIO
• 2024-01-12 Price Changed $800 APPFOLIO
• 2024-01-04 Listed for Rent $625 APPFOLIO
• 2022-01-11 Pending — GAMLS
• 2021-12-13 Sold (Public Records) $48,000 Public Records
• 2021-12-06 Sold (MLS) $48,000 GAMLS
• 2021-11-16 Listed $55,000 GAMLS
• 2008-06-13 Sold (Public Records) $270,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $557 · +6.1% YoY. Source: county tax records.