5071 Pearl Davis Rd · Bemiss, GA 31605

$192,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 37 Days on market

Built 1993 0.35 ac lot $119/sqft · 18% below area Est $234k · 18% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home conveniently located just 4 miles to Moody, 1 mile to Pine Grove Elementary. Quick trip to local shopping. Large fully fenced back yard perfect for kids & pets. Skilled homeowner has made several major enhancements to distinguish this home from competition. Exterior repainted last year. New 16in tile in Kitchen/Ding Laundry & Baths. New stove with side by side fridge (negotiable). Plus BRAND NEW 15 SEER Energy Star Rheem Prestige HVAC system. Sure to keep you cool & power bills under control. 2-car garage w/ painted show-room floor. Vaulted Living Room w/ impressive stone fireplace. Motivated owner ready to sell!!

Key facts

• 0.35 acre lot
• Garage
• Built 1993

Property features AI

Finance

• Other: Sold/Offered As Is; Financing accepted: Cash, Conventional, FHA
• HOA & community: No HOA

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available
• Home design: Single-family residence; House; Resale property; Built in 1993
• Construction: Composition roof; Slab foundation; Other construction materials
• Exterior features: Level lot; Outbuilding

Interior

• Kitchen: Convection oven; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Office; Fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $180k (6.4% below list).
• Recommended offer: $180k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Pine Grove Elementary School (math 62% / reading 54%, grade C+, #143 of 1,228 statewide, top 12%, 664 students, 56% 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); 228 active listings in the ZIP; 20 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 $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 37 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $120k; list at $192k implies a 60% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,775 (6.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $233,773
• List price: $192,000
• Delta: -17.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4221 Buckhead Dr	0.19mi	4/2.0 (+1)	1,562 (-3%)	0mo	$250,000	$160	80
5210 N Northridge Rd	0.29mi	3/2.0	1,556 (-4%)	2mo	$219,500	$141	78
5209 N Northridge Rd	0.26mi	3/2.0	1,541 (-5%)	4mo	$229,000	$149	77
5211 Bobcat Cir	0.21mi	4/2.0 (+1)	1,607 (-1%)	13mo	$237,000	$147	73
4192 Bowen Way	0.32mi	4/2.0 (+1)	1,689 (+4%)	1mo	$295,000	$175	72
4014 Sandy Run Dr	0.42mi	3/2.0	1,580 (-2%)	8mo	$215,000	$136	70
4186 Bowen Way	0.33mi	4/2.0 (+1)	1,619 (+0%)	12mo	$289,150	$179	70
4174 Bowen Way	0.34mi	4/2.0 (+1)	1,613 (-0%)	13mo	$279,000	$173	68
5214 Bobcat Cir	0.18mi	4/2.0 (+1)	1,761 (+9%)	14mo	$230,900	$131	60
3955 Cobblestone Way	0.62mi	4/2.0 (+1)	1,523 (-6%)	7mo	$238,000	$156	51
3804 Cross Creek Trl	0.73mi	3/2.0	1,554 (-4%)	11mo	$228,500	$147	50
3956 Cobblestone Way	0.59mi	4/2.0 (+1)	1,475 (-9%)	15mo	$185,000	$125	41

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-21,318
• Equity at exit: $28,628

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $5,563
• Equity at exit: $16,601

Cash invested: $53,760 (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 31605

• Home prices YoY: -11.5%
• Rents YoY: 5.1%
• Active inventory: 228
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $93

Break-even live

Break-even rent $1,680

Max offer price $192,000

Occupancy floor 90%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.18mi
5026 Pearl Davis Rd Valdosta, GA	3.0	2.0	1207	$1,200	$0.99	21d	1	0.20mi
6023 Bemiss Towns Dr Valdosta, GA	3.0	2.5	1498	$1,550	$1.03	21d	1	0.51mi
6042 Bemiss Towns Dr Valdosta, GA	3.0	2.0	1537	$1,700	$1.11	21d	1	0.51mi
4141 Pebble Creek Dr Valdosta, GA	3.0	2.0	1189	$1,295	$1.09	21d	1	0.55mi
4007 Foxridge Ln Valdosta, GA	4.0	2.0	1450	$1,750	$1.21	21d	1	0.58mi
4001 Conway Cir Valdosta, GA	3.0	2.0	1797	$2,000	$1.11	21d	1	0.73mi
4120 Clay Dr Valdosta, GA	4.0	2.0	1806	$2,000	$1.11	21d	1	0.73mi
3912 Duke Ct Valdosta, GA	4.0	2.0	1850	$2,000	$1.08	21d	1	0.78mi
3908 Countess Ct Valdosta, GA	4.0	2.0	1917	$2,250	$1.17	44d	1	0.88mi
4125 Barrington Dr Valdosta, GA	3.0	2.0	1212	$1,500	$1.24	44d	1	0.98mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	21d	1	1.03mi
3964 Crusader Ct Valdosta, GA	4.0	2.0	1851	$2,400	$1.30	21d	1	1.03mi
4051 Gramercy Dr Valdosta, GA	4.0	2.5	1771	$2,300	$1.30	21d	1	1.09mi
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	21d	1	1.17mi
3919 Stratford Cir Valdosta, GA	4.0	2.0	2024	$1,900	$0.94	44d	1	1.20mi
4782 Stonewall Cir Valdosta, GA	3.0	2.0	1349	$1,550	$1.15	44d	1	1.24mi
3875 Trotters Ridge Cir Valdosta, GA	3.0	2.0	1292	$1,700	$1.32	21d	1	1.41mi
3844 Coventry Dr Valdosta, GA	4.0	2.0	1765	$1,950	$1.10	21d	1	1.43mi
3824 Brookfield Dr Valdosta, GA	3.0	2.0	1517	$2,000	$1.32	21d	1	1.43mi

Listing history 26 events

1. 2026-06-19
   days on market $192,000 Active 37 DOM
2. 2026-06-18
   days on market $192,000 Active 36 DOM
3. 2026-06-17
   days on market $192,000 Active 35 DOM
4. 2026-06-16
   days on market $192,000 Active 34 DOM
5. 2026-06-15
   days on market $192,000 Active 33 DOM
6. 2026-06-14
   days on market $192,000 Active 31 DOM
7. 2026-06-13
   statusdays on market $192,000 Active 30 DOM
8. 2026-06-10
   days on market $192,000 Price Change 28 DOM
9. 2026-06-09
   days on market $192,000 Price Change 27 DOM
10. 2026-06-09
    pricestatus $192,000 Price Change 26 DOM
11. 2026-06-08
    days on market $195,000 Active 26 DOM
12. 2026-06-07
    days on market $195,000 Active 25 DOM
13. 2026-06-05
    days on market $195,000 Active 22 DOM
14. 2026-06-03
    days on market $195,000 Active 21 DOM
15. 2026-06-02
    days on market $195,000 Active 20 DOM
16. 2026-06-01
    days on market $195,000 Active 19 DOM
17. 2026-05-31
    days on market $195,000 Active 18 DOM
18. 2026-05-30
    days on market $195,000 Active 17 DOM
19. 2026-05-12
    listed $197,000 New 197-char remark
20. 2017-09-07
    soldstatus $120,000
21. 2010-06-30
    historical

    Show marketing remark (660 chars)

    Well maintained home conveniently located just 4 miles to Moody, 1 mile to Pine Grove Elementary. Quick trip to local shopping. Large fully fenced back yard perfect for kids & pets. Skilled homeowner has made several major enhancements to distinguish this home from competition. Exterior repainted last year. New 16in tile in Kitchen/Ding Laundry & Baths. New stove with side by side fridge (negotiable). Plus BRAND NEW 15 SEER Energy Star Rheem Prestige HVAC system. Sure to keep you cool & power bills under control. 2-car garage w/ painted show-room floor. Vaulted Living Room w/ impressive stone fireplace. Motivated owner ready to sell!!

22. 2010-04-01
    listed $131,900

    Show marketing remark (660 chars)

    Well maintained home conveniently located just 4 miles to Moody, 1 mile to Pine Grove Elementary. Quick trip to local shopping. Large fully fenced back yard perfect for kids & pets. Skilled homeowner has made several major enhancements to distinguish this home from competition. Exterior repainted last year. New 16in tile in Kitchen/Ding Laundry & Baths. New stove with side by side fridge (negotiable). Plus BRAND NEW 15 SEER Energy Star Rheem Prestige HVAC system. Sure to keep you cool & power bills under control. 2-car garage w/ painted show-room floor. Vaulted Living Room w/ impressive stone fireplace. Motivated owner ready to sell!!

23. 2007-03-29
    soldstatus $122,000
24. 2002-01-31
    soldstatus $95,900
25. 1998-06-25
    soldstatus $86,000
26. 1993-07-01
    soldstatus $79,900

ⓘ 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 8/10 Severe 7 d/yr ≥107°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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,573
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,585
• Taxable loss: −$2,059
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,614/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

+140.3% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $192,000 GAMLS
• 2026-05-26 Price Changed $195,000 GAMLS
• 2026-05-12 Listed $197,000 GAMLS
• 2017-09-07 Sold (Public Records) $120,000 Public Records
• 2010-06-30 Delisted — SGMLS
• 2010-04-01 Listed $131,900 SGMLS
• 2007-03-29 Sold (Public Records) $122,000 Public Records
• 2002-01-31 Sold (Public Records) $95,900 Public Records
• 1998-06-25 Sold (Public Records) $86,000 Public Records
• 1993-07-01 Sold (Public Records) $79,900 Public Records

Property tax history

-24.4%/yr

Latest (2025): $62 · +0.0% YoY. Source: county tax records.