6801 Bemiss Rd - 307 Ray City Plan · Moody AFB, GA 31645

$74,000

3 bd · 2.0 ba · 990 sqft · Manufactured · 206 Days on market

Good condition

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

REGULAR PRICE: $74,000 | OWN IT NOW: $69,000! Brand-New 3-Bedroom, 2-Bath Manufactured Home - Move-In Ready! Don't miss this limited-time opportunity to own a brand-new manufactured home at an unbeatable value. Perfect for first-time homebuyers, families, or anyone looking for affordable homeownership, this 3-bedroom, 2-bath home offers modern design, comfort, and functionality - all at a price that's often less than renting Enjoy the convenience of on-site parking and a move-in-ready home that requires no renovations or updates - just bring your belongings and settle in. Limited-Time "Own It Now" Price: $69,000 Home Features: ✔ 3 Bedrooms | 2 Full Bathrooms ✔ Open-Concept Kitchen & Spacious Living Area ✔ Private Primary Suite ✔ Generous Closet Space in All Bedrooms ✔ On-Site Parking ✔ Brand-New Manufactured Home Financing Available: Monthly Payment as low as $964.30 * * * (Includes estimated lot rent, taxes & insurance) Flexible financing options available for qualified buyers This is your chance to secure affordable homeownership in a growing community with low monthly payments and minimal upfront cost. Homes at this price point and condition do not last long - schedule your private tour today and take the first step toward owning your new home!

Key facts

• Listed 205 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#236 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: schools C-, health & safety D, amenities F.
• 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: 37 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.3% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

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 $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.59% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.76×
• Total profit: $36,441
• Equity at exit: $34,398

10-year hold

• IRR: 30.8%
• Equity multiple: 5.41×
• Total profit: $91,395
• Equity at exit: $53,904

Cash invested: $20,720 (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 31645

• Home prices YoY: 1.4%
• Active inventory: 37
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $415

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 60%

Sensitivity live

Price	-10% $466	-5% $441	+0% $415	+5% $390	+10% $364
Rent	-10% $323	-5% $369	+0% $415	+5% $462	+10% $508
Rate	-1.0pp $453	-0.5pp $434	base $415	+0.5pp $396	+1.0pp $377

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6248 Upper New Bethel Rd Ray City, GA	3.0	2.0	990	$1,200	$1.21	22d	1	0.09mi
6801 Bemiss Rd Unit 307 Ray City, GA	3.0	2.0	990	$1,200	$1.21	22d	1	0.20mi
5982 Williams Rd Ray City, GA	3.0	2.0	960	$900	$0.94	22d	1	1.01mi
6127 Vinnie Dr Valdosta, GA	2.0	2.0	1050	$995	$0.95	44d	1	1.32mi
6000 Susan Cir Unit B Valdosta, GA	2.0	2.0	1000	$1,150	$1.15	22d	1	1.39mi

Listing history 19 events

1. 2026-06-19
   days on market $74,000 Active 206 DOM
2. 2026-06-18
   days on market $74,000 Active 205 DOM
3. 2026-06-17
   days on market $74,000 Active 204 DOM
4. 2026-06-16
   days on market $74,000 Active 203 DOM
5. 2026-06-15
   days on market $74,000 Active 202 DOM
6. 2026-06-14
   days on market $74,000 Active 200 DOM
7. 2026-06-13
   days on market $74,000 Active 199 DOM
8. 2026-06-10
   days on market $74,000 Active 197 DOM
9. 2026-06-09
   days on market $74,000 Active 196 DOM
10. 2026-06-08
    days on market $74,000 Active 195 DOM
11. 2026-06-07
    days on market $74,000 Active 194 DOM
12. 2026-06-05
    days on market $74,000 Active 191 DOM
13. 2026-06-03
    days on market $74,000 Active 190 DOM
14. 2026-06-02
    days on market $74,000 Active 189 DOM
15. 2026-06-01
    days on market $74,000 Active 188 DOM
16. 2026-05-31
    days on market $74,000 Active 187 DOM
17. 2026-05-30
    days on market $74,000 Active 186 DOM
18. 2026-02-12
    price $74,000 1297-char remark

    Show marketing remark (1297 chars)

    REGULAR PRICE: $74,000 | OWN IT NOW: $69,000! Brand-New 3-Bedroom, 2-Bath Manufactured Home - Move-In Ready! Don't miss this limited-time opportunity to own a brand-new manufactured home at an unbeatable value. Perfect for first-time homebuyers, families, or anyone looking for affordable homeownership, this 3-bedroom, 2-bath home offers modern design, comfort, and functionality - all at a price that's often less than renting Enjoy the convenience of on-site parking and a move-in-ready home that requires no renovations or updates - just bring your belongings and settle in. Limited-Time "Own It Now" Price: $69,000 Home Features: ✔ 3 Bedrooms | 2 Full Bathrooms ✔ Open-Concept Kitchen & Spacious Living Area ✔ Private Primary Suite ✔ Generous Closet Space in All Bedrooms ✔ On-Site Parking ✔ Brand-New Manufactured Home Financing Available: Monthly Payment as low as $964.30 * * * (Includes estimated lot rent, taxes & insurance) Flexible financing options available for qualified buyers This is your chance to secure affordable homeownership in a growing community with low monthly payments and minimal upfront cost. Homes at this price point and condition do not last long - schedule your private tour today and take the first step toward owning your new home!

19. 2025-11-25
    listed $65,999 Active 1297-char remark

    Show marketing remark (1297 chars)

    REGULAR PRICE: $74,000 | OWN IT NOW: $69,000! Brand-New 3-Bedroom, 2-Bath Manufactured Home - Move-In Ready! Don't miss this limited-time opportunity to own a brand-new manufactured home at an unbeatable value. Perfect for first-time homebuyers, families, or anyone looking for affordable homeownership, this 3-bedroom, 2-bath home offers modern design, comfort, and functionality - all at a price that's often less than renting Enjoy the convenience of on-site parking and a move-in-ready home that requires no renovations or updates - just bring your belongings and settle in. Limited-Time "Own It Now" Price: $69,000 Home Features: ✔ 3 Bedrooms | 2 Full Bathrooms ✔ Open-Concept Kitchen & Spacious Living Area ✔ Private Primary Suite ✔ Generous Closet Space in All Bedrooms ✔ On-Site Parking ✔ Brand-New Manufactured Home Financing Available: Monthly Payment as low as $964.30 * * * (Includes estimated lot rent, taxes & insurance) Flexible financing options available for qualified buyers This is your chance to secure affordable homeownership in a growing community with low monthly payments and minimal upfront cost. Homes at this price point and condition do not last long - schedule your private tour today and take the first step toward owning your new home!

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,077
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,153
• Taxable income: $4,046
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,013/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.

Condition & rehab AI · 0 photos

Good 75/100 None rehab

This move-in-ready manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates like landscaping and painting to further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home more appealing
• Both Lighting — Improved lighting can make the home more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Lighting — Improved lighting can make the home more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Moody AFB

• Score: 65/100
• State rank: #236
• US rank: #13472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 693
• Population (ZIP): 4,971

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 (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 10% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▲ 3.27%
• Current HPI: 233.1015
• Rent YoY: —
• Metro: —
• 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

+12.1% since first listed

2 events — show timeline

• 2026-02-12 Price Changed $74,000 Zillow
• 2025-11-25 Listed $65,999 Zillow