218 W Peter St · Cochran, GA 31014

$85,000

3 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.72 ac lot

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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

Handy man special. This all-brick home features 3 bedrooms 2 baths. The home is needing repairs. Upon entering from the front door is a large living room with original wood floors, Spacious eat in kitchen. Side porches, covered back porch, out building. Home sits on 3 lots for a total of . 72 of acre lot. Chain-link cross the front of the property. Property is in the process of being cleaned out. SOLD AS IS.

Key facts

• Out building
• 3 lots
• Original wood floors

Tags

• ALL BRICK HOME
• ORIGINAL WOOD FLOORS
• SPACIOUS EAT IN KITCHEN
• COVERED BACK PORCH
• OUT BUILDING
• 3 LOTS

Property features AI

Finance

• Other: Property listed as a fixer
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; High speed internet available; Phone service available; Sewer available/connected
• Home design: Single-family residential house; Built in 1960; Composition roof; Brick construction
• Construction: Brick exterior; Composition roof; Crawl space foundation; Year built 1960
• Exterior features: Level lot; Lot about 0.72 acre

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Ceiling fans for cooling
• Interior features: One-level layout; Public records list 1,830 above-grade finished square feet; Crawl space basement; No fireplaces
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.0% 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: 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: 65 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: property tax is 2.7% of price.
• 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 $85,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $279,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Horse Whisperer Ln	0.13mi	3/2.0	1,606 (-12%)	1mo	$248,000	$154	73
155 Village Cir	0.27mi	3/2.0	1,590 (-13%)	2mo	$259,900	$163	64
182 N Lakeshore Dr	0.47mi	3/2.0	1,774 (-3%)	23mo	$225,000	$127	54
194 Evergreen Dr	0.69mi	3/2.0	1,824 (-0%)	17mo	$309,092	$169	53
124 Easy St	0.37mi	3/2.0	1,600 (-13%)	12mo	$245,000	$153	51
113 Violet St	0.56mi	4/2.0 (+1)	1,680 (-8%)	9mo	$165,000	$98	48
156 Empire Chester	0.69mi	3/2.0	1,783 (-3%)	23mo	$147,000	$82	44
131 Colonial Dr	0.34mi	3/2.0	1,569 (-14%)	24mo	$210,000	$134	41
160 Evergreen Dr	0.69mi	4/2.5 (+1)	1,880 (+3%)	21mo	$306,440	$163	39
180 Evergreen	0.69mi	4/2.5 (+1)	1,880 (+3%)	23mo	$306,440	$163	37
131 Colonial Dr	0.42mi	3/2.0	1,569 (-14%)	24mo	$210,000	$134	37
184 S Third St	0.73mi	3/3.0	2,046 (+12%)	12mo	$175,000	$86	32

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: 39.7%
• Equity multiple: 4.04×
• Total profit: $72,328
• Equity at exit: $76,575

10-year hold

• IRR: 34.2%
• Equity multiple: 9.10×
• Total profit: $192,725
• Equity at exit: $165,136

Cash invested: $23,800 (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: 65
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $408

Break-even live

Break-even rent $853

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   status $85,000 Under Contract 4 DOM
2. 2026-06-16
   days on market $85,000 New 4 DOM
3. 2026-06-15
   days on market $85,000 New 3 DOM
4. 2026-06-13
   remarks 411-char remark
5. 2026-06-13
   listed $85,000 New 1 DOM

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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: $16,430
• − Mortgage interest: −$4,761
• − Property taxes: −$2,314
• − Insurance: −$425
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,473
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $3,973/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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $85,000 CGMLS
• 2026-06-03 Listed $85,000 GAMLS

Property tax history

+9.4%/yr

Latest (2025): $2,314 · +7.6% YoY. Source: county tax records.