3779 Ridgemere Dr · Bemiss, GA 31605

$215,999

3 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 105 Days on market

Built 1998 0.46 ac lot $156/sqft · at area comps Est $225k · 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).

• Cash flow +11.7/30.0
• ARV discount +9.4/15.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR/2BA home located in the desirable Trotter's Ridge Subdivision! Step inside to a welcoming living room featuring vaulted ceilings and a cozy wood-burning fireplace—perfect for relaxing or entertaining. The spacious kitchen offers ample cabinet storage and flows seamlessly into a bright breakfast nook with front yard views. This well-designed floor plan includes two guest bedrooms and a private primary suite complete with a large walk-in closet. Additional highlights include a two-car garage and energy-efficient solar panels for added savings. Conveniently situated near Moody Air Force Base, South Georgia Medical Center, Valdosta State University, and downtown Valdosta. Enjoy the benefit of NO HOA!

Key facts

• Breakfast nook
• Walk-in closet
• No hoa

Tags

• WOOD-BURNING FIREPLACE
• BREAKFAST NOOK
• WALK-IN CLOSET
• ENERGY-EFFICIENT SOLAR PANELS
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (16.3% below list).
• Recommended offer: $181k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Bemiss — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moulton-Branch Elementary School (math 58% / reading 38%, grade D, #289 of 1,228 statewide, top 24%, 558 students, 71% FRL); Pine Grove Middle School (math 56% / reading 57%, grade B, #48 of 470 statewide, top 10%, 742 students, 50% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 233 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $216k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $180,715 (16.3% 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 105 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $225,287
• List price: $215,999
• Delta: -4.12%
• 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
4513 Windward Ct	0.37mi	3/2.0	1,397 (+1%)	0mo	$230,000	$165	81
3821 Saddlebred Ln	0.22mi	3/2.0	1,341 (-3%)	10mo	$218,750	$163	76
4236 Shadowwood Dr	0.24mi	3/2.0	1,353 (-2%)	12mo	$226,500	$167	75
6444 Abney Ct	0.17mi	3/2.5	1,470 (+6%)	9mo	$248,000	$169	72
3923 Trotters Ridge Cir	0.35mi	3/2.0	1,416 (+2%)	14mo	$240,000	$169	68
3799 Ridgemere Dr	0.11mi	3/2.0	1,536 (+11%)	10mo	$239,900	$156	68
3823 Merriman Ct	0.51mi	3/2.0	1,509 (+9%)	2mo	$225,000	$149	60
3859 Studstill Rd	0.68mi	3/2.0	1,482 (+7%)	1mo	$240,000	$162	55
4314 Shadowwood Dr	0.25mi	3/2.0	1,584 (+14%)	13mo	$249,900	$158	54
3840 Trotters Ridge Cir	0.23mi	3/2.0	1,590 (+15%)	14mo	$255,000	$160	53
3875 Studstill Rd	0.65mi	3/2.0	1,533 (+11%)	10mo	$253,500	$165	44
4008 Muirfield Ln	0.68mi	4/2.0 (+1)	1,546 (+12%)	7mo	$247,000	$160	38

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-35,277
• Equity at exit: $32,206

10-year hold

• IRR: -4.5%
• Equity multiple: 0.68×
• Total profit: $-19,499
• Equity at exit: $18,676

Cash invested: $60,480 (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 31605

• Home prices YoY: -11.5%
• Rents YoY: 5.1%
• Active inventory: 233
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,133
• Tax est. 1.5%: −$270 /mo · $3,240/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-65

Break-even live

Break-even rent $1,890

Max offer price $206,583

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $10	+0% $-65	+5% $-140	+10% $-214
Rent	-10% $-208	-5% $-136	+0% $-65	+5% $6	+10% $78
Rate	-1.0pp $44	-0.5pp $-10	base $-65	+0.5pp $-121	+1.0pp $-178

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 Trotters Ridge Cir Valdosta, GA	3.0	2.0	1292	$1,700	$1.32	23d	1	0.26mi
3824 Brookfield Dr Valdosta, GA	3.0	2.0	1517	$2,000	$1.32	23d	1	0.56mi
3964 Crusader Ct Valdosta, GA	4.0	2.0	1851	$2,400	$1.30	23d	1	0.63mi
3912 Duke Ct Valdosta, GA	4.0	2.0	1850	$2,000	$1.08	23d	1	0.87mi
3905 Greenridge Rd Valdosta, GA	3.0	2.0	1398	$1,400	$1.00	45d	1	1.14mi
6042 Bemiss Towns Dr Valdosta, GA	3.0	2.0	1537	$1,700	$1.11	23d	1	1.15mi
6023 Bemiss Towns Dr Valdosta, GA	3.0	2.5	1498	$1,550	$1.03	23d	1	1.15mi
3911 Nicole Ln Valdosta, GA	3.0	2.0	1294	$1,700	$1.31	23d	1	1.16mi
4125 Barrington Dr Valdosta, GA	3.0	2.0	1212	$1,500	$1.24	45d	1	1.19mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	23d	1	1.28mi
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	23d	1	1.34mi
6412 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	23d	1	1.35mi
6416 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	45d	1	1.35mi
3905 Heatherwoods Dr Valdosta, GA	3.0	2.0	1250	$1,350	$1.08	23d	1	1.39mi
5026 Pearl Davis Rd Valdosta, GA	3.0	2.0	1207	$1,200	$0.99	23d	1	1.45mi
3844 Coventry Dr Valdosta, GA	4.0	2.0	1765	$1,950	$1.10	23d	1	1.45mi
6043 Bemiss Towns Dr Bemiss, GA	3.0	2.5	1498	$1,675	$1.12	23d	1	1.45mi

Listing history 27 events

1. 2026-06-22
   price $215,999 Active 105 DOM
2. 2026-06-21
   days on market $230,999 Active 105 DOM
3. 2026-06-19
   days on market $230,999 Active 103 DOM
4. 2026-06-18
   days on market $230,999 Active 102 DOM
5. 2026-06-17
   days on market $230,999 Active 101 DOM
6. 2026-06-16
   days on market $230,999 Active 100 DOM
7. 2026-06-15
   price $230,999 Active 99 DOM
8. 2026-06-15
   days on market $239,999 Active 99 DOM
9. 2026-06-14
   days on market $239,999 Active 97 DOM
10. 2026-06-13
    days on market $239,999 Active 96 DOM
11. 2026-06-10
    days on market $239,999 Active 94 DOM
12. 2026-06-09
    days on market $239,999 Active 93 DOM
13. 2026-06-09
    price $239,999 Active 92 DOM
14. 2026-06-08
    days on market $250,999 Active 92 DOM
15. 2026-06-07
    days on market $250,999 Active 91 DOM
16. 2026-06-05
    days on market $250,999 Active 88 DOM
17. 2026-06-03
    days on market $250,999 Active 87 DOM
18. 2026-06-02
    days on market $250,999 Active 86 DOM
19. 2026-06-01
    days on market $250,999 Active 85 DOM
20. 2026-05-31
    days on market $250,999 Active 84 DOM
21. 2026-05-30
    days on market $250,999 Active 83 DOM
22. 2026-05-11
    price $250,999 724-char remark

    Show marketing remark (724 chars)

    Charming 3BR/2BA home located in the desirable Trotter's Ridge Subdivision! Step inside to a welcoming living room featuring vaulted ceilings and a cozy wood-burning fireplace—perfect for relaxing or entertaining. The spacious kitchen offers ample cabinet storage and flows seamlessly into a bright breakfast nook with front yard views. This well-designed floor plan includes two guest bedrooms and a private primary suite complete with a large walk-in closet. Additional highlights include a two-car garage and energy-efficient solar panels for added savings. Conveniently situated near Moody Air Force Base, South Georgia Medical Center, Valdosta State University, and downtown Valdosta. Enjoy the benefit of NO HOA!

23. 2026-03-17
    price $255,000 724-char remark

    Show marketing remark (724 chars)

    Charming 3BR/2BA home located in the desirable Trotter's Ridge Subdivision! Step inside to a welcoming living room featuring vaulted ceilings and a cozy wood-burning fireplace—perfect for relaxing or entertaining. The spacious kitchen offers ample cabinet storage and flows seamlessly into a bright breakfast nook with front yard views. This well-designed floor plan includes two guest bedrooms and a private primary suite complete with a large walk-in closet. Additional highlights include a two-car garage and energy-efficient solar panels for added savings. Conveniently situated near Moody Air Force Base, South Georgia Medical Center, Valdosta State University, and downtown Valdosta. Enjoy the benefit of NO HOA!

24. 2026-03-08
    listed $260,000 Active 724-char remark

    Show marketing remark (724 chars)

    Charming 3BR/2BA home located in the desirable Trotter's Ridge Subdivision! Step inside to a welcoming living room featuring vaulted ceilings and a cozy wood-burning fireplace—perfect for relaxing or entertaining. The spacious kitchen offers ample cabinet storage and flows seamlessly into a bright breakfast nook with front yard views. This well-designed floor plan includes two guest bedrooms and a private primary suite complete with a large walk-in closet. Additional highlights include a two-car garage and energy-efficient solar panels for added savings. Conveniently situated near Moody Air Force Base, South Georgia Medical Center, Valdosta State University, and downtown Valdosta. Enjoy the benefit of NO HOA!

25. 2020-09-21
    soldstatus $140,000
26. 2010-03-25
    soldstatus $113,000
27. 1998-07-31
    soldstatus $84,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,686
• − Mortgage interest: −$12,099
• − Property taxes: −$3,240
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,284
• Taxable loss: −$4,487
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $296/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Bemiss

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bemiss, GA
• County: Lowndes County · 107,801 people
• City population: 24,280
• Metro: Valdosta, GA
• Population (ZIP): 24,829
• Household income: $79,156
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 642.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.74%
• Current HPI: 189.8471
• Rent YoY: ▲ 5.07%
• Metro: Valdosta, 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

+198.8% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $250,999 SGMLS
• 2026-03-17 Price Changed $255,000 SGMLS
• 2026-03-08 Listed $260,000 SGMLS
• 2020-09-21 Sold (Public Records) $140,000 Public Records
• 2010-03-25 Sold (Public Records) $113,000 Public Records
• 1998-07-31 Sold (Public Records) $84,000 Public Records

Property tax history

-27.9%/yr

Latest (2025): $38 · +0.0% YoY. Source: county tax records.