5224 N Northridge Rd · Bemiss, GA 31605

$229,900

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 20 Days on market

Built 1991 0.34 ac lot $137/sqft · at area comps Est $229k · 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 +12.6/30.0
• ARV discount +7.3/15.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 Bedroom 2 Bath plus large bonus room/den off large eat in kitchen. Stainless steel appliances, large laundry room with built in cabinets. Freshly painted interior and some additional work will be completed soon. Large Fenced Back Yard with covered patio perfect for BBQ's, family friendly - lots of room for hobbies, pets and children. Within minutes of Moody AFB main gate. Lowndes County Schools, convenient to shopping-minutes from new Walmart Neighborhood Market and eateries. The feel of country close to town.

Key facts

• Updated pex plumbing
• Walk-in closet
• Flex space

Tags

• WALK-IN CLOSET
• FLEX SPACE
• UPDATED PEX PLUMBING
• NEW WATER HEATER
• ROOF LESS THAN 10 YEARS OLD
• ENERGY-EFFICIENT WINDOWS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; 1 story; Residential property
• Construction: Masonite siding
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Refrigerator; Carpet flooring; Tile flooring; Vinyl flooring
• Laundry & utility: Dedicated laundry room

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 $-29 ($-343/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (21.2% below list).
• Recommended offer: $181k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Bemiss — 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: 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.
• Market conditions: Rents rising fast (+5.1%/yr); 228 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $122k; list at $230k implies a 88% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,061 (21.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (median comp): $228,867
• List price: $229,900
• Delta: 0.45%
• 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
5210 N Northridge Rd	0.13mi	3/2.0	1,556 (-7%)	2mo	$219,500	$141	80
5209 N Northridge Rd	0.13mi	3/2.0	1,541 (-8%)	4mo	$229,000	$149	78
4221 Buckhead Dr	0.22mi	4/2.0 (+1)	1,562 (-7%)	0mo	$250,000	$160	74
4192 Bowen Way	0.43mi	4/2.0 (+1)	1,689 (+1%)	1mo	$295,000	$175	73
5106 S Northridge Rd	0.18mi	3/2.0	1,570 (-6%)	15mo	$228,500	$146	69
4186 Bowen Way	0.42mi	4/2.0 (+1)	1,619 (-3%)	12mo	$289,150	$179	60
5211 Bobcat Cir	0.38mi	4/2.0 (+1)	1,607 (-4%)	13mo	$237,000	$147	60
4174 Bowen Way	0.42mi	4/2.0 (+1)	1,613 (-4%)	13mo	$279,000	$173	59
4210 Bowen Way	0.42mi	4/2.0 (+1)	1,647 (-2%)	17mo	$267,500	$162	58
5214 Bobcat Cir	0.35mi	4/2.0 (+1)	1,761 (+5%)	14mo	$230,900	$131	58
4156 Bowen Way	0.37mi	4/2.0 (+1)	1,619 (-3%)	18mo	$264,500	$163	57
4014 Sandy Run Dr	0.59mi	3/2.0	1,580 (-6%)	8mo	$215,000	$136	57

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-35,279
• Equity at exit: $34,279

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-16,802
• Equity at exit: $19,878

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 31605

• Home prices YoY: -11.5%
• Rents YoY: 5.1%
• Active inventory: 228
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-29

Break-even live

Break-even rent $1,847

Max offer price $224,848

Occupancy floor 97%

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: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5124 Northridge Rd S Valdosta, GA	3.0	2.0	1454	$1,700	$1.17	21d	1	0.06mi
5026 Pearl Davis Rd Valdosta, GA	3.0	2.0	1207	$1,200	$0.99	21d	1	0.40mi
6042 Bemiss Towns Dr Valdosta, GA	3.0	2.0	1537	$1,700	$1.11	21d	1	0.65mi
6023 Bemiss Towns Dr Valdosta, GA	3.0	2.5	1498	$1,550	$1.03	21d	1	0.65mi
4141 Pebble Creek Dr Valdosta, GA	3.0	2.0	1189	$1,295	$1.09	21d	1	0.70mi
4007 Foxridge Ln Valdosta, GA	4.0	2.0	1450	$1,750	$1.21	21d	1	0.78mi
4120 Clay Dr Valdosta, GA	4.0	2.0	1806	$2,000	$1.11	21d	1	0.89mi
3912 Duke Ct Valdosta, GA	4.0	2.0	1850	$2,000	$1.08	21d	1	0.94mi
4001 Conway Cir Valdosta, GA	3.0	2.0	1797	$2,000	$1.11	21d	1	0.96mi
4782 Stonewall Cir Valdosta, GA	3.0	2.0	1349	$1,550	$1.15	44d	1	1.01mi
3908 Countess Ct Valdosta, GA	4.0	2.0	1917	$2,250	$1.17	44d	1	1.05mi
3964 Crusader Ct Valdosta, GA	4.0	2.0	1851	$2,400	$1.30	21d	1	1.17mi
4125 Barrington Dr Valdosta, GA	3.0	2.0	1212	$1,500	$1.24	44d	1	1.22mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	21d	1	1.27mi
4051 Gramercy Dr Valdosta, GA	4.0	2.5	1771	$2,300	$1.30	21d	1	1.32mi
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	21d	1	1.40mi
3919 Stratford Cir Valdosta, GA	4.0	2.0	2024	$1,900	$0.94	44d	1	1.43mi

Listing history 11 events

1. 2026-06-02
   status $229,900 Pending 20 DOM
2. 2026-06-01
   days on market $229,900 Active 20 DOM
3. 2026-05-31
   days on market $229,900 Active 19 DOM
4. 2026-05-30
   days on market $229,900 Active 18 DOM
5. 2026-05-12
   listed $235,900 Active 1571-char remark
6. 2020-03-04
   soldstatus $122,000
7. 2020-03-03
   soldstatus $122,000

   Show marketing remark (523 chars)

   Nice 3 Bedroom 2 Bath plus large bonus room/den off large eat in kitchen. Stainless steel appliances, large laundry room with built in cabinets. Freshly painted interior and some additional work will be completed soon. Large Fenced Back Yard with covered patio perfect for BBQ's, family friendly - lots of room for hobbies, pets and children. Within minutes of Moody AFB main gate. Lowndes County Schools, convenient to shopping-minutes from new Walmart Neighborhood Market and eateries. The feel of country close to town.

8. 2019-03-07
   listed $126,000

   Show marketing remark (523 chars)

   Nice 3 Bedroom 2 Bath plus large bonus room/den off large eat in kitchen. Stainless steel appliances, large laundry room with built in cabinets. Freshly painted interior and some additional work will be completed soon. Large Fenced Back Yard with covered patio perfect for BBQ's, family friendly - lots of room for hobbies, pets and children. Within minutes of Moody AFB main gate. Lowndes County Schools, convenient to shopping-minutes from new Walmart Neighborhood Market and eateries. The feel of country close to town.

9. 2009-12-21
   soldstatus $128,000
10. 2004-11-15
    soldstatus $115,000
11. 1992-08-24
    soldstatus $75,900

ⓘ 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: $1,891 · $158/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$224/yr (+$19/mo · 11.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $21,727
• − Mortgage interest: −$12,878
• − Property taxes: −$1,891
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$6,688
• Taxable loss: −$4,355
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $702/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

+202.9% since first listed

9 events — show timeline

• 2026-06-01 Pending — SGMLS
• 2026-05-27 Price Changed $229,900 SGMLS
• 2026-05-12 Listed $235,900 SGMLS
• 2020-03-04 Sold (Public Records) $122,000 Public Records
• 2020-03-03 Sold (MLS) $122,000 SGMLS
• 2019-03-07 Listed $126,000 SGMLS
• 2009-12-21 Sold (Public Records) $128,000 Public Records
• 2004-11-15 Sold (Public Records) $115,000 Public Records
• 1992-08-24 Sold (Public Records) $75,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,891 · -1.7% YoY. Source: county tax records.