986 JAMES ST NW

Georgia

Redeemable DeedpendingSells Nov 3, 2026 · in 52 days

View on map ↗

Opening bid

$400

Assessed value

$168,248

Land $150,000

Market / AVM

$420,620

Taxes owed

—

Parcel number: 16100500170
Case number: —
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: COLE EUGENE

Property facts enriched via cadastre · 8/14/2026

Aerial view of 986 JAMES ST NW — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 986 JAMES ST NW — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Cobb County property search ↗search: 16100500170
Google Maps (parcel / address search) ↗

Cobb County rules

Sale type: Redeemable Deed
Redemption: 1 year from sale
Return if redeemed: 20% premium first year, +10% each additional year
Statute: Official Code of Georgia Annotated Title 48, Ch. 4

Full county profile →

Historical comps

No historical bucket for GA|Redeemable Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Georgia tax deeds are subject to statutory redemption; junior liens may be affected but federal tax liens and some interests can survive. Excess funds held for parties of interest. Buyer beware — full title search required.

Quiet title

After redemption period expires without redemption, quiet title is commonly pursued for marketable/insurable title.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Cobb County Tax Commissioner ↗

Deal analysis

Your maximum bid

$250,137

Walk away above this. Projected profit at the ceiling: $126,186 (30% of ARV).

Opening bid $400

Room to bid $249,737

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$90,289

Under max by $159,848

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for GA|Redeemable Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $420,620. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $420,620
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$33,650
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical GA range ($3,000–$7,500, ~6 months).: −$5,250
Deed recording and transferassumed Typical GA recording and deed issuance cost.: −$350
Holding costs (8 months)assumed Taxes, insurance, and securing the property at ~$631/month.: −$5,047
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$126,186
Maximum bid: $250,137

If the owner redeems

Flat penalty

20%

You'd receive

$50,027

Window

1095 days

A 20% flat penalty applies if the owner redeems. It is a penalty, not annual interest — the rate does not change with how early they redeem.

redemption stays open indefinitely until the purchaser forecloses it by statutory notice (barment)

Quoted elsewhere as 20% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. The 12-month period is a minimum, not an expiry — the redemption right persists until you serve barment notice, so budget for that process.

AI risk brief

Reads this parcel against CobbCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.