5862 Barkley Ln · Bemiss, GA 31632

$242,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 57 Days on market

Built 2005 0.55 ac lot $148/sqft · at area comps Est $239k · at est.

---

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 +19.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come discover this adorable home in the inviting neighborhood of Quarterman Crossing just a few miles from Moody AFB! This home has ample space inside and out!! On the inside you will find large bedrooms with plenty of closet space, including an extra room off of the garage that can be used for storage, pantry space or a mudroom. The master bedroom offers a walk-in closet, soaker tub, and walk in shower. Outside you will love the large, fenced back yard and screened in porch. The backyard also has a storage shed and a separate fenced area at the rear of the yard for pets. Come check out this awesome home before its gone.

Key facts

• Screened-in porch
• Walk-in closet
• Storage shed

Tags

• BONUS AREA OFF THE GARAGE
• WALK-IN CLOSET
• LARGE FENCED BACKYARD
• SCREENED-IN PORCH
• STORAGE SHED
• DEDICATED SPACE FOR PETS

Property features AI

Exterior

• Parking: 2-car garage
• Security: Security system
• Utilities: Septic tank
• Home design: Single family residence; House; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered patio/porch; Fenced yard; Workshop; Lot approximately 0.55 acres; Zoned R-3

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Security system; Covered patio/porch; Fenced yard; Workshop
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $232k (4.2% below list).
• Recommended offer: $232k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 C — 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: 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 $68k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 13729% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,785 (4.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $239,431
• List price: $242,000
• Delta: 1.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5642 Emily Ln	0.25mi	4/2.0 (+1)	1,617 (-1%)	1mo	$249,900	$155	81
5764 Emily Ln	0.16mi	4/2.5 (+1)	1,710 (+4%)	0mo	$279,000	$163	78
5662 Emily Ln	0.19mi	3/2.0	1,641 (+0%)	19mo	$249,900	$152	75
5818 Barkley Ln	0.17mi	3/2.0	1,599 (-2%)	16mo	$249,900	$156	74
5844 Barkley Ln	0.08mi	3/2.0	1,566 (-4%)	21mo	$234,000	$149	72
5667 Emily Ln	0.16mi	3/2.0	1,710 (+4%)	19mo	$249,900	$146	70
5661 Emily Ln	0.18mi	3/2.0	1,558 (-5%)	21mo	$239,900	$154	65
5702 Emily Ln	0.10mi	4/2.0 (+1)	1,853 (+13%)	11mo	$283,000	$153	60
5612 Emily Ln	0.34mi	3/2.0	1,464 (-11%)	11mo	$180,000	$123	58
5685 Emily Ln	0.11mi	3/2.0	1,432 (-13%)	22mo	$220,000	$154	56

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $148,482
• Equity at exit: $218,013

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $424,056
• Equity at exit: $470,153

Cash invested: $67,760 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $262

Break-even live

Break-even rent $1,986

Max offer price $242,000

Occupancy floor 84%

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5756 Emily Ln Hahira, GA	4.0	2.0	1607	$2,195	$1.37	21d	1	0.15mi
5618 Emily Ln Hahira, GA	4.0	2.0	1772	$2,100	$1.19	21d	1	0.30mi

Listing history 32 events

1. 2026-06-19
   days on market $242,000 Active 57 DOM
2. 2026-06-18
   days on market $242,000 Active 56 DOM
3. 2026-06-17
   days on market $242,000 Active 55 DOM
4. 2026-06-16
   days on market $242,000 Active 54 DOM
5. 2026-06-15
   days on market $242,000 Active 53 DOM
6. 2026-06-14
   days on market $242,000 Active 51 DOM
7. 2026-06-13
   days on market $242,000 Active 50 DOM
8. 2026-06-10
   days on market $242,000 Active 48 DOM
9. 2026-06-09
   days on market $242,000 Active 47 DOM
10. 2026-06-08
    days on market $242,000 Active 46 DOM
11. 2026-06-07
    days on market $242,000 Active 45 DOM
12. 2026-06-05
    days on market $242,000 Active 42 DOM
13. 2026-06-03
    days on market $242,000 Active 41 DOM
14. 2026-06-02
    days on market $242,000 Active 40 DOM
15. 2026-06-01
    days on market $242,000 Active 39 DOM
16. 2026-05-31
    days on market $242,000 Active 38 DOM
17. 2026-05-30
    days on market $242,000 Active 37 DOM
18. 2026-05-10
    listed $1,750
19. 2026-04-24
    listed $242,000 Active 802-char remark
20. 2026-02-22
    historical $1,950
21. 2026-01-22
    listed $1,950
22. 2026-01-22
    historical $1,950
23. 2026-01-07
    listed $1,950
24. 2022-06-14
    soldstatus $217,000
25. 2022-06-10
    soldstatus $217,000

    Show marketing remark (628 chars)

    Come discover this adorable home in the inviting neighborhood of Quarterman Crossing just a few miles from Moody AFB! This home has ample space inside and out!! On the inside you will find large bedrooms with plenty of closet space, including an extra room off of the garage that can be used for storage, pantry space or a mudroom. The master bedroom offers a walk-in closet, soaker tub, and walk in shower. Outside you will love the large, fenced back yard and screened in porch. The backyard also has a storage shed and a separate fenced area at the rear of the yard for pets. Come check out this awesome home before its gone.

26. 2022-04-25
    listed $210,000

    Show marketing remark (628 chars)

    Come discover this adorable home in the inviting neighborhood of Quarterman Crossing just a few miles from Moody AFB! This home has ample space inside and out!! On the inside you will find large bedrooms with plenty of closet space, including an extra room off of the garage that can be used for storage, pantry space or a mudroom. The master bedroom offers a walk-in closet, soaker tub, and walk in shower. Outside you will love the large, fenced back yard and screened in porch. The backyard also has a storage shed and a separate fenced area at the rear of the yard for pets. Come check out this awesome home before its gone.

27. 2021-03-29
    soldstatus $180,000
28. 2021-03-26
    soldstatus $180,000

    Show marketing remark (503 chars)

    This 3 bedroom / 2 bath home in Hahira won't last long! Well kept home with hardwood floors in living room, tile in kitchen and baths, carpet in bedrooms. Master suite has a garden tub, double vanity, and shower. Trey ceiling in living room and master bedroom. The two car garage is quite large with tons of work space. There is a mud room and screened in porch connecting the garage to the kitchen. The . 55 acre lot has a privacy fence and storage shed. This home is eligible for 100% USDA financing.

29. 2021-02-23
    listed $174,900

    Show marketing remark (503 chars)

    This 3 bedroom / 2 bath home in Hahira won't last long! Well kept home with hardwood floors in living room, tile in kitchen and baths, carpet in bedrooms. Master suite has a garden tub, double vanity, and shower. Trey ceiling in living room and master bedroom. The two car garage is quite large with tons of work space. There is a mud room and screened in porch connecting the garage to the kitchen. The . 55 acre lot has a privacy fence and storage shed. This home is eligible for 100% USDA financing.

30. 2009-11-11
    soldstatus $155,000
31. 2005-04-18
    soldstatus $176,000
32. 2005-04-18
    soldstatus $1,276,000

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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 · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,814
• − Mortgage interest: −$13,556
• − Property taxes: −$2,386
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$7,040
• Taxable loss: −$828
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $3,347/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

• County: Lowndes County · 107,801 people
• City population: 24,280
• 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

-99.0% since first listed

16 events — show timeline

• 2026-05-23 Rental Removed $1,750 TURBOTENANT
• 2026-05-10 Listed for Rent $1,750 TURBOTENANT
• 2026-04-24 Listed $242,000 SGMLS
• 2026-02-22 Rental Removed $1,950 TURBOTENANT
• 2026-01-22 Listed for Rent $1,950 TURBOTENANT
• 2026-01-22 Rental Removed $1,950 TURBOTENANT
• 2026-01-07 Listed for Rent $1,950 TURBOTENANT
• 2022-06-14 Sold (Public Records) $217,000 Public Records
• 2022-06-10 Sold (MLS) $217,000 SGMLS
• 2022-04-25 Listed $210,000 SGMLS
• 2021-03-29 Sold (Public Records) $180,000 Public Records
• 2021-03-26 Sold (MLS) $180,000 SGMLS
• 2021-02-23 Listed $174,900 SGMLS
• 2009-11-11 Sold (Public Records) $155,000 Public Records
• 2005-04-18 Sold (Public Records) $1,276,000 Public Records
• 2005-04-18 Sold (Public Records) $176,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,386 · +11.8% YoY. Source: county tax records.