116 W Lewis St · Cochran, GA 31014

$199,900

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 32 Days on market

Built 1955 0.47 ac lot $113/sqft · 6% above area Est $210k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Cash flow +7.8/30.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

All brick charmer conveniently located to Middle GA State University. 3BR/2BA home with 3 living areas. Spacious living room with hardwood floors and fireplace leads to formal dining room. Cheery kitchen with tiled floor and eat-in area overlooks the back yard. Secondary living area with built-in shelves. Roomy bedrooms, tiled bathrooms and Florida room complete the picture!

Key facts

• New split system
• Ceiling fans
• New light fixtures

Tags

• CUSTOM KITCHEN CABINETS
• GRANITE COUNTERTOPS
• NEW LIGHT FIXTURES
• CEILING FANS
• NEW SPLIT SYSTEM
• BRAND NEW HVAC

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage; Attached carport
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Outbuilding; Approximately 0.47 acre lot

Interior

• Kitchen: Electric range; Free‑standing range; Dishwasher; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High speed internet; Fireplace (1)

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 $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (31.9% below list).
• Recommended offer: $136k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Cochran — 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 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 $21k of equity ($1k loan paydown + $20k 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 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $57k; list at $200k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,228 (31.9% 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 32 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 12.2

CMA / ARV

• ARV (median comp): $209,525
• List price: $199,900
• Delta: -4.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Violet St	0.20mi	4/2.0 (+1)	1,680 (-5%)	9mo	$165,000	$98	70
155 Village Cir	0.30mi	3/2.0	1,590 (-10%)	2mo	$259,900	$163	67
124 Easy St	0.25mi	3/2.0	1,600 (-10%)	12mo	$245,000	$153	61
128 Horse Whisperer Ln	0.50mi	3/2.0	1,606 (-10%)	1mo	$248,000	$154	60
124 Easy St	0.29mi	3/2.0	1,600 (-10%)	12mo	$245,000	$153	60
128 Easy St	0.25mi	3/2.0	1,510 (-15%)	9mo	$239,900	$159	56
112 Pecan St	0.52mi	3/2.0	1,552 (-12%)	3mo	$254,900	$164	52
146 Village Cir	0.33mi	3/2.0	1,513 (-15%)	10mo	$235,895	$156	52
127 Morris Dr	0.73mi	3/2.0	1,826 (+3%)	15mo	$154,900	$85	49
177 S 6th St	0.50mi	4/2.0 (+1)	1,892 (+7%)	14mo	$196,000	$104	49
234 Honeysuckle Trce	0.55mi	3/2.0	1,604 (-10%)	14mo	$239,000	$149	47
132 Mcvay Dr	0.66mi	2/1.0 (-1)	1,599 (-10%)	3mo	$165,000	$103	42

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: 20.9%
• Equity multiple: 2.70×
• Total profit: $94,899
• Equity at exit: $180,086

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $290,360
• Equity at exit: $388,362

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 31014

• Home prices YoY: 19.6%
• Active inventory: 64
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-219

Break-even live

Break-even rent $1,639

Max offer price $161,238

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-162	+0% $-219	+5% $-275	+10% $-332
Rent	-10% $-326	-5% $-273	+0% $-219	+5% $-165	+10% $-111
Rate	-1.0pp $-118	-0.5pp $-168	base $-219	+0.5pp $-271	+1.0pp $-323

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 27 events

1. 2026-06-21
   days on market $199,900 Active 32 DOM
2. 2026-06-19
   days on market $199,900 Active 30 DOM
3. 2026-06-18
   days on market $199,900 Active 29 DOM
4. 2026-06-17
   days on market $199,900 Active 28 DOM
5. 2026-06-16
   days on market $199,900 Active 27 DOM
6. 2026-06-15
   days on market $199,900 Active 26 DOM
7. 2026-06-14
   days on market $199,900 Active 24 DOM
8. 2026-06-13
   days on market $199,900 Active 23 DOM
9. 2026-06-10
   days on market $199,900 Active 21 DOM
10. 2026-06-09
    days on market $199,900 Active 20 DOM
11. 2026-06-08
    days on market $199,900 Active 19 DOM
12. 2026-06-07
    days on market $199,900 Active 18 DOM
13. 2026-06-05
    days on market $199,900 Active 15 DOM
14. 2026-06-03
    days on market $199,900 Active 14 DOM
15. 2026-06-02
    days on market $199,900 Active 13 DOM
16. 2026-06-01
    days on market $199,900 Active 12 DOM
17. 2026-05-31
    days on market $199,900 Active 11 DOM
18. 2026-05-30
    days on market $199,900 Active 10 DOM
19. 2026-05-19
    listed $199,900 Active 330-char remark
20. 2026-02-20
    price $199,900
21. 2025-10-08
    listed $214,900 Active
22. 2017-02-21
    soldstatus $57,100
23. 2017-02-20
    soldstatus $57,000

    Show marketing remark (377 chars)

    All brick charmer conveniently located to Middle GA State University. 3BR/2BA home with 3 living areas. Spacious living room with hardwood floors and fireplace leads to formal dining room. Cheery kitchen with tiled floor and eat-in area overlooks the back yard. Secondary living area with built-in shelves. Roomy bedrooms, tiled bathrooms and Florida room complete the picture!

24. 2017-02-20
    soldstatus $57,000

    Show marketing remark (377 chars)

    All brick charmer conveniently located to Middle GA State University. 3BR/2BA home with 3 living areas. Spacious living room with hardwood floors and fireplace leads to formal dining room. Cheery kitchen with tiled floor and eat-in area overlooks the back yard. Secondary living area with built-in shelves. Roomy bedrooms, tiled bathrooms and Florida room complete the picture!

25. 2016-11-14
    listed $79,900

    Show marketing remark (377 chars)

    All brick charmer conveniently located to Middle GA State University. 3BR/2BA home with 3 living areas. Spacious living room with hardwood floors and fireplace leads to formal dining room. Cheery kitchen with tiled floor and eat-in area overlooks the back yard. Secondary living area with built-in shelves. Roomy bedrooms, tiled bathrooms and Florida room complete the picture!

26. 2016-11-14
    listed $79,900

    Show marketing remark (377 chars)

    All brick charmer conveniently located to Middle GA State University. 3BR/2BA home with 3 living areas. Spacious living room with hardwood floors and fireplace leads to formal dining room. Cheery kitchen with tiled floor and eat-in area overlooks the back yard. Secondary living area with built-in shelves. Roomy bedrooms, tiled bathrooms and Florida room complete the picture!

27. 1996-06-06
    soldstatus $53,000

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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: $16,347
• − Mortgage interest: −$11,198
• − Property taxes: −$1,962
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$5,815
• Taxable loss: −$6,242
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $-1,128/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

+277.2% since first listed

9 events — show timeline

• 2026-05-19 Listed $199,900 CGMLS
• 2026-02-20 Price Changed $199,900 CGMLS
• 2025-10-08 Listed $214,900 CGMLS
• 2017-02-21 Sold (Public Records) $57,100 Public Records
• 2017-02-20 Sold (MLS) $57,000 GAMLS
• 2017-02-20 Sold (MLS) $57,000 CGMLS
• 2016-11-14 Listed $79,900 GAMLS
• 2016-11-14 Listed $79,900 CGMLS
• 1996-06-06 Sold (Public Records) $53,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,962 · +6.9% YoY. Source: county tax records.