6518 Brookridge Dr · Hahira, GA 31632

$247,400

4 bd · 2.0 ba · 1,523 sqft · SingleFamily public records · 36 Days on market

Built 1988 0.75 ac lot $162/sqft · 10% below area Est $274k · 10% under

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Why this score? — see what drove the C 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 +16.2/30.0
• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity in Hahira! Just minutes from I-75 and conveniently located near Moody Air Force Base, this home offers space, flexibility, and tons of potential. The additional bonus room can easily serve as a playroom, den, home office, or even a 4th bedroom. Enjoy a generously sized yard with plenty of room to relax, garden, or entertain. With just a little TLC, this property can truly become your own special place.

Key facts

• New flooring
• New fixtures
• Fresh interior paint

Tags

• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW FIXTURES
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One-story house; Residential property
• Construction: Brick veneer construction
• Exterior features: Shingle roof; Lot approximately 0.75 acres; Zoned R-10/CON

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $6 ($69/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (15.0% below list).
• Recommended offer: $210k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.9% in Hahira — 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 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• 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.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $140k; list at $247k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $210,259 (15.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (median comp): $274,152
• List price: $247,400
• Delta: -9.76%
• 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
6518 Brookridge Dr	0.00mi	4/2.0	1,523 (0%)	4mo	$140,000	$92	97
1022 Walter Way	0.51mi	3/2.0 (-1)	1,568 (+3%)	13mo	$271,900	$173	55
6616 Brookridge Dr	0.53mi	4/2.0	1,701 (+12%)	1mo	$319,900	$188	55
1021 Walter Way	0.54mi	3/2.0 (-1)	1,568 (+3%)	14mo	$272,900	$174	54
1029 Walter Way	0.56mi	3/2.0 (-1)	1,580 (+4%)	12mo	$274,900	$174	53
1541 Beverly Ln	0.57mi	3/2.0 (-1)	1,580 (+4%)	12mo	$271,000	$172	52
1553 Beverly Ln	0.59mi	3/2.0 (-1)	1,580 (+4%)	12mo	$276,800	$175	52
1565 Beverly Ln	0.61mi	3/2.0 (-1)	1,580 (+4%)	11mo	$274,900	$174	51
1581 Beverly Ln	0.63mi	3/2.0 (-1)	1,580 (+4%)	10mo	$281,900	$178	51
1593 Beverly Ln	0.67mi	3/2.0 (-1)	1,580 (+4%)	10mo	$281,900	$178	49
1586 Beverly Ln	0.67mi	3/2.0 (-1)	1,580 (+4%)	10mo	$275,000	$174	49
1608 Beverly Ln	0.73mi	3/2.0 (-1)	1,580 (+4%)	9mo	$290,192	$184	47

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $135,107
• Equity at exit: $222,878

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $397,575
• Equity at exit: $480,644

Cash invested: $69,272 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$1,297
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$103
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $6

Break-even live

Break-even rent $2,095

Max offer price $247,400

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $76	+0% $6	+5% $-64	+10% $-134
Rent	-10% $-160	-5% $-77	+0% $6	+5% $89	+10% $172
Rate	-1.0pp $130	-0.5pp $69	base $6	+0.5pp $-58	+1.0pp $-124

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: $61,850
• Closing costs: $7,422
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	44d	1	1.39mi

Listing history 26 events

1. 2026-06-19
   days on market $247,400 Active 36 DOM
2. 2026-06-18
   days on market $247,400 Active 35 DOM
3. 2026-06-17
   days on market $247,400 Active 34 DOM
4. 2026-06-16
   days on market $247,400 Active 33 DOM
5. 2026-06-15
   price $247,400 Active 32 DOM
6. 2026-06-15
   days on market $249,900 Active 32 DOM
7. 2026-06-14
   days on market $249,900 Active 30 DOM
8. 2026-06-13
   days on market $249,900 Active 29 DOM
9. 2026-06-10
   days on market $249,900 Active 27 DOM
10. 2026-06-09
    days on market $249,900 Active 26 DOM
11. 2026-06-08
    days on market $249,900 Active 25 DOM
12. 2026-06-07
    days on market $249,900 Active 24 DOM
13. 2026-06-05
    days on market $249,900 Active 21 DOM
14. 2026-06-03
    days on market $249,900 Active 20 DOM
15. 2026-06-02
    days on market $249,900 Active 19 DOM
16. 2026-06-01
    days on market $249,900 Active 18 DOM
17. 2026-05-31
    days on market $249,900 Active 17 DOM
18. 2026-05-30
    days on market $249,900 Active 16 DOM
19. 2026-05-14
    listed $249,900 Active 684-char remark
20. 2026-03-04
    soldstatus $140,000 Closed 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in Hahira! Just minutes from I-75 and conveniently located near Moody Air Force Base, this home offers space, flexibility, and tons of potential. The additional bonus room can easily serve as a playroom, den, home office, or even a 4th bedroom. Enjoy a generously sized yard with plenty of room to relax, garden, or entertain. With just a little TLC, this property can truly become your own special place.

21. 2026-02-13
    status Pending 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in Hahira! Just minutes from I-75 and conveniently located near Moody Air Force Base, this home offers space, flexibility, and tons of potential. The additional bonus room can easily serve as a playroom, den, home office, or even a 4th bedroom. Enjoy a generously sized yard with plenty of room to relax, garden, or entertain. With just a little TLC, this property can truly become your own special place.

22. 2026-02-11
    listed $120,000 Active 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in Hahira! Just minutes from I-75 and conveniently located near Moody Air Force Base, this home offers space, flexibility, and tons of potential. The additional bonus room can easily serve as a playroom, den, home office, or even a 4th bedroom. Enjoy a generously sized yard with plenty of room to relax, garden, or entertain. With just a little TLC, this property can truly become your own special place.

23. 2019-04-04
    soldstatus $89,900
24. 2019-04-03
    soldstatus $89,900

    Show marketing remark (464 chars)

    Great location in Hahira. Tree City USA. Cute 3 bedroom, 2bath. Freshly painted inside and out. Kitchen has copper backsplash, new vinyl flooring, new light fixtures. Opens to dining room. Large family room with decorative brick wall. New carpet in all bedrooms and living rooms. Nice size master with large closet. Guest rooms are spacious with good closet space. Blinds throughout. Refrigerator and stove. Huge private lot. Quiet street and minutes to downtown.

25. 2018-10-26
    listed $89,900

    Show marketing remark (464 chars)

    Great location in Hahira. Tree City USA. Cute 3 bedroom, 2bath. Freshly painted inside and out. Kitchen has copper backsplash, new vinyl flooring, new light fixtures. Opens to dining room. Large family room with decorative brick wall. New carpet in all bedrooms and living rooms. Nice size master with large closet. Guest rooms are spacious with good closet space. Blinds throughout. Refrigerator and stove. Huge private lot. Quiet street and minutes to downtown.

26. 1988-07-12
    soldstatus $43,200

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$721/yr (+$60/mo · 46.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,231
• − Mortgage interest: −$13,858
• − Property taxes: −$1,555
• − Insurance: −$2,740
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$7,197
• Taxable loss: −$4,156
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $1,067/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 — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• 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

+472.7% since first listed

11 events — show timeline

• 2026-06-15 Price Changed $247,400 SGMLS
• 2026-05-22 Relisted — SGMLS
• 2026-05-19 Contingent — SGMLS
• 2026-05-14 Listed $249,900 SGMLS
• 2026-03-04 Sold (MLS) $140,000 SGMLS
• 2026-02-13 Pending — SGMLS
• 2026-02-11 Listed $120,000 SGMLS
• 2019-04-04 Sold (Public Records) $89,900 Public Records
• 2019-04-03 Sold (MLS) $89,900 SGMLS
• 2018-10-26 Listed $89,900 SGMLS
• 1988-07-12 Sold (Public Records) $43,200 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,555 · +16.2% YoY. Source: county tax records.