121 Robert Dr · Cochran, GA 31014

$229,900

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 38 Days on market

Built 1978 1.08 ac lot $143/sqft · 18% below area Est $279k · 18% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

This property is located in Cochran just off the bypass, offering quick access to local shopping, dining, and everyday conveniences. Located near Middle Georgia State University and only a short drive to Robins Air Force Base, this home combines small-town comfort with an easy commute. Inside, you'll find a beautiful stone fireplace serving as the centerpiece of the living area, creating a warm and inviting atmosphere. The large yard provides plenty of space for entertaining and gatherings. Situated in a great neighborhood, this property offers a great setting for families looking for space, convenience, and a welcoming community.

Key facts

• Great neighborhood
• Large yard
• Stone fireplace

Tags

• STONE FIREPLACE
• LARGE YARD
• GREAT NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage with 2 covered spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Deck; Porch; Lot of about 1.08 acres

Interior

• Kitchen: Electric range; Oven; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Storage; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (40.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (42.7% below list).
• Recommended offer: $132k (42.7% 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: 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 $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $230k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $131,743 (42.7% 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 38 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 1978 — 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: 0.57% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.74%
• DSCR: 0.57
• GRM: 14.5

CMA / ARV

• ARV (median comp): $279,449
• List price: $229,900
• Delta: -17.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Redwood Dr	0.25mi	3/2.5	1,706 (+6%)	4mo	$281,400	$165	74
169 Crest Dr	0.28mi	3/2.0	1,643 (+2%)	22mo	$153,250	$93	66
157 Tenth St	0.43mi	3/2.0	1,502 (-7%)	6mo	$244,900	$163	63
258 Frank Cook	0.11mi	4/2.0 (+1)	1,817 (+13%)	9mo	$282,500	$155	61
125 Redwood Dr	0.25mi	4/2.5 (+1)	1,819 (+13%)	3mo	$300,000	$165	58
279 Ann St	0.45mi	3/2.0	1,732 (+7%)	12mo	$185,000	$107	57
105 Hillcrest Dr	0.41mi	4/2.5 (+1)	1,755 (+9%)	7mo	$184,000	$105	53
120 S 12th St	0.59mi	3/2.5	1,751 (+9%)	8mo	$267,900	$153	50
161 S Eighth St	0.45mi	3/2.0	1,419 (-12%)	13mo	$175,000	$123	48
221 E Lewis St	0.65mi	4/2.0 (+1)	1,568 (-3%)	15mo	$142,000	$91	47
103 S Twelfth St	0.69mi	3/2.0	1,740 (+8%)	12mo	$229,000	$132	45
114 Crest Dr	0.46mi	3/2.0	1,785 (+11%)	21mo	$200,900	$113	43

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: 17.4%
• Equity multiple: 2.43×
• Total profit: $91,948
• Equity at exit: $207,112

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $296,939
• Equity at exit: $446,645

Cash invested: $64,372 (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: 14.5×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-522

Break-even live

Break-even rent $1,979

Max offer price $137,632

Occupancy floor —

Sensitivity live

Price	-10% $-392	-5% $-457	+0% $-522	+5% $-587	+10% $-652
Rent	-10% $-626	-5% $-574	+0% $-522	+5% $-470	+10% $-418
Rate	-1.0pp $-407	-0.5pp $-464	base $-522	+0.5pp $-582	+1.0pp $-642

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $229,900 Active 38 DOM
2. 2026-06-19
   days on market $229,900 Active 36 DOM
3. 2026-06-18
   days on market $229,900 Active 35 DOM
4. 2026-06-17
   days on market $229,900 Active 34 DOM
5. 2026-06-16
   days on market $229,900 Active 33 DOM
6. 2026-06-15
   days on market $229,900 Active 32 DOM
7. 2026-06-14
   days on market $229,900 Active 30 DOM
8. 2026-06-13
   days on market $229,900 Active 29 DOM
9. 2026-06-10
   days on market $229,900 Active 27 DOM
10. 2026-06-09
    days on market $229,900 Active 26 DOM
11. 2026-06-08
    days on market $229,900 Active 25 DOM
12. 2026-06-07
    days on market $229,900 Active 24 DOM
13. 2026-06-05
    days on market $229,900 Active 21 DOM
14. 2026-06-03
    days on market $229,900 Active 20 DOM
15. 2026-06-02
    days on market $229,900 Active 19 DOM
16. 2026-06-01
    days on market $229,900 Active 18 DOM
17. 2026-05-31
    days on market $229,900 Active 17 DOM
18. 2026-05-30
    days on market $229,900 Active 16 DOM
19. 2026-05-06
    listed $229,900 Active 638-char remark
20. 2002-04-12
    soldstatus $102,500

ⓘ 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: $3,140 · $262/mo
• Projected year-2 tax: $3,140 · $262/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,809
• − Mortgage interest: −$12,878
• − Property taxes: −$3,140
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$6,688
• Taxable loss: −$10,576
• Est. tax savings @ 24.0%: +$2,538
• After-tax cash flow: $-3,730/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

+124.3% since first listed

2 events — show timeline

• 2026-05-06 Listed $229,900 CGMLS
• 2002-04-12 Sold (Public Records) $102,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,140 · -0.4% YoY. Source: county tax records.