3679 Newbury Dr · Bemiss, GA 31605

$232,500

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records

Built 2013 6,970 sqft lot Est $236k · at est. $10/mo HOA · 1% of rent

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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 +11.6/30.0
• ARV discount +8.1/15.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• DSCR +3.4/10.0
• 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

Welcome to your new home! This 1,454 square foot, 3 bedroom, 2 bath residence is perfectly situated on a corner lot, offering convenience to Moody AFB. Enjoy the open floor plan with a cathedral ceiling in the common area, creating a spacious and airy atmosphere. The kitchen features a prep island overlooking the living and dining areas, perfect for entertaining. The ample master bedroom includes an en suite with his and hers sinks, a walk-in closet, a soaker tub, and a separate shower. Outside, you'll find a fenced yard, a screened-in porch, and a 2-car garage. This home combines comfort, style, and convenience in one perfect package.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 2013

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-73 ($-880/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (21.2% below list).
• Recommended offer: $183k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Bemiss — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 26 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,200 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $235,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3679 Newbury Dr	0.00mi	3/2.0	1,454 (0%)	0mo	$232,500	$160	100
4052 Glen Laurel Dr E	0.08mi	3/2.0	1,530 (+5%)	2mo	$269,000	$176	86
6206 Bemiss Springs Dr	0.40mi	3/2.5	1,459 (+0%)	0mo	$235,900	$162	78
6194 Bemiss Springs Dr	0.41mi	3/2.5	1,459 (+0%)	0mo	$239,900	$164	78
6202 Bemiss Springs Dr	0.41mi	3/2.5	1,459 (+0%)	3mo	$237,000	$162	76
6154 Bemiss Springs Dr	0.45mi	3/2.5	1,470 (+1%)	0mo	$243,900	$166	75
6186 Bemiss Springs Dr	0.42mi	3/2.5	1,470 (+1%)	3mo	$245,000	$167	74
3859 Stratford Cir	0.44mi	3/2.0	1,519 (+4%)	2mo	$239,900	$158	71
3868 Stratford Cir	0.43mi	3/2.0	1,589 (+9%)	3mo	$245,000	$154	62
3859 Studstill Rd	0.72mi	3/2.0	1,482 (+2%)	1mo	$240,000	$162	62
3853 Stratford Cir	0.45mi	3/2.0	1,645 (+13%)	2mo	$184,500	$112	55
3917 Brookfield Dr	0.50mi	3/2.0	1,624 (+12%)	3mo	$260,000	$160	55

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-38,477
• Equity at exit: $34,667

10-year hold

• IRR: -5.0%
• Equity multiple: 0.65×
• Total profit: $-22,950
• Equity at exit: $20,102

Cash invested: $65,100 (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: $1,832 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$194 /mo · $2,334/yr
• Insurance: −$97
• HOA: −$10
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-73

Break-even live

Break-even rent $1,925

Max offer price $219,545

Occupancy floor 99%

Sensitivity live

Price	-10% $58	-5% $-8	+0% $-73	+5% $-139	+10% $-205
Rent	-10% $-218	-5% $-146	+0% $-73	+5% $-1	+10% $71
Rate	-1.0pp $44	-0.5pp $-14	base $-73	+0.5pp $-134	+1.0pp $-195

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	21d	1	0.07mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	21d	1	0.08mi
4125 Barrington Dr Valdosta, GA	3.0	2.0	1212	$1,500	$1.24	44d	1	0.17mi
4051 Gramercy Dr Valdosta, GA	4.0	2.5	1771	$2,300	$1.30	21d	1	0.32mi
3844 Coventry Dr Valdosta, GA	4.0	2.0	1765	$1,950	$1.10	21d	1	0.34mi
6416 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	44d	1	0.42mi
6412 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	21d	1	0.43mi
4001 Conway Cir Valdosta, GA	3.0	2.0	1797	$2,000	$1.11	21d	1	0.43mi
6043 Bemiss Towns Dr Bemiss, GA	3.0	2.5	1498	$1,675	$1.12	21d	1	0.53mi
3553 Studstill Rd Valdosta, GA	2.0	2.0	1040	$1,000	$0.96	21d	1	0.73mi
4007 Foxridge Ln Valdosta, GA	4.0	2.0	1450	$1,750	$1.21	21d	1	0.74mi
3824 Brookfield Dr Valdosta, GA	3.0	2.0	1517	$2,000	$1.32	21d	1	0.78mi
3905 Greenridge Rd Valdosta, GA	3.0	2.0	1398	$1,400	$1.00	44d	1	0.80mi
3912 Duke Ct Valdosta, GA	4.0	2.0	1850	$2,000	$1.08	21d	1	0.89mi
3491 Studstill Rd Unit A Valdosta, GA	2.0	2.0	1007	$1,200	$1.19	44d	1	0.90mi
4120 Clay Dr Valdosta, GA	4.0	2.0	1806	$2,000	$1.11	21d	1	0.93mi
4141 Pebble Creek Dr Valdosta, GA	3.0	2.0	1189	$1,295	$1.09	21d	1	0.97mi
5026 Pearl Davis Rd Valdosta, GA	3.0	2.0	1207	$1,200	$0.99	21d	1	0.98mi
3911 Nicole Ln Valdosta, GA	3.0	2.0	1294	$1,700	$1.31	21d	1	0.98mi
6042 Bemiss Towns Dr Valdosta, GA	3.0	2.0	1537	$1,700	$1.11	21d	1	0.99mi
6023 Bemiss Towns Dr Valdosta, GA	3.0	2.5	1498	$1,550	$1.03	21d	1	0.99mi
3964 Crusader Ct Valdosta, GA	4.0	2.0	1851	$2,400	$1.30	21d	1	1.03mi
4184 Hamilton Cir Valdosta, GA	3.0	2.0	1213	$1,300	$1.07	21d	1	1.05mi
3905 Heatherwoods Dr Valdosta, GA	3.0	2.0	1250	$1,350	$1.08	21d	1	1.08mi
3875 Trotters Ridge Cir Valdosta, GA	3.0	2.0	1292	$1,700	$1.32	21d	1	1.19mi
5124 Northridge Rd S Valdosta, GA	3.0	2.0	1454	$1,700	$1.17	21d	1	1.28mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 14 events

1. 2026-05-13
   historical 643-char remark

   Show marketing remark (643 chars)

   Welcome to your new home! This 1,454 square foot, 3 bedroom, 2 bath residence is perfectly situated on a corner lot, offering convenience to Moody AFB. Enjoy the open floor plan with a cathedral ceiling in the common area, creating a spacious and airy atmosphere. The kitchen features a prep island overlooking the living and dining areas, perfect for entertaining. The ample master bedroom includes an en suite with his and hers sinks, a walk-in closet, a soaker tub, and a separate shower. Outside, you'll find a fenced yard, a screened-in porch, and a 2-car garage. This home combines comfort, style, and convenience in one perfect package.

2. 2026-05-13
   listed $232,500 643-char remark

   Show marketing remark (643 chars)

   Welcome to your new home! This 1,454 square foot, 3 bedroom, 2 bath residence is perfectly situated on a corner lot, offering convenience to Moody AFB. Enjoy the open floor plan with a cathedral ceiling in the common area, creating a spacious and airy atmosphere. The kitchen features a prep island overlooking the living and dining areas, perfect for entertaining. The ample master bedroom includes an en suite with his and hers sinks, a walk-in closet, a soaker tub, and a separate shower. Outside, you'll find a fenced yard, a screened-in porch, and a 2-car garage. This home combines comfort, style, and convenience in one perfect package.

3. 2026-05-13
   listed $232,500

   Show marketing remark (643 chars)

   Welcome to your new home! This 1,454 square foot, 3 bedroom, 2 bath residence is perfectly situated on a corner lot, offering convenience to Moody AFB. Enjoy the open floor plan with a cathedral ceiling in the common area, creating a spacious and airy atmosphere. The kitchen features a prep island overlooking the living and dining areas, perfect for entertaining. The ample master bedroom includes an en suite with his and hers sinks, a walk-in closet, a soaker tub, and a separate shower. Outside, you'll find a fenced yard, a screened-in porch, and a 2-car garage. This home combines comfort, style, and convenience in one perfect package.

4. 2026-05-13
   historical

   Show marketing remark (643 chars)

   Welcome to your new home! This 1,454 square foot, 3 bedroom, 2 bath residence is perfectly situated on a corner lot, offering convenience to Moody AFB. Enjoy the open floor plan with a cathedral ceiling in the common area, creating a spacious and airy atmosphere. The kitchen features a prep island overlooking the living and dining areas, perfect for entertaining. The ample master bedroom includes an en suite with his and hers sinks, a walk-in closet, a soaker tub, and a separate shower. Outside, you'll find a fenced yard, a screened-in porch, and a 2-car garage. This home combines comfort, style, and convenience in one perfect package.

5. 2025-10-31
   historical $1,775
6. 2025-10-14
   listed $1,775
7. 2024-08-11
   historical $1,675
8. 2024-08-01
   listed $1,675
9. 2023-12-18
   historical $1,675
10. 2023-12-14
    listed $1,675
11. 2022-03-26
    price $1,550
12. 2021-10-19
    soldstatus $205,000
13. 2021-10-18
    soldstatus $205,000
14. 2021-08-31
    listed $205,000

ⓘ 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: $2,334 · $194/mo
• Projected year-2 tax: $2,334 · $194/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,984
• − Mortgage interest: −$13,024
• − Property taxes: −$2,334
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$120
• − Depreciation: −$6,764
• Taxable loss: −$4,937
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $305/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

+13.4% since first listed

14 events — show timeline

• 2026-05-13 Delisted — SGMLS
• 2026-05-13 Listed $232,500 SGMLS
• 2026-05-13 Listed $232,500 GAMLS
• 2026-05-13 Listing Removed — GAMLS
• 2025-10-31 Rental Removed $1,775 APPFOLIO
• 2025-10-14 Listed for Rent $1,775 APPFOLIO
• 2024-08-11 Rental Removed $1,675 APPFOLIO
• 2024-08-01 Listed for Rent $1,675 APPFOLIO
• 2023-12-18 Rental Removed $1,675 APPFOLIO
• 2023-12-14 Listed for Rent $1,675 APPFOLIO
• 2022-03-26 Price Changed $1,550 APPFOLIO
• 2021-10-19 Sold (Public Records) $205,000 Public Records
• 2021-10-18 Sold (MLS) $205,000 SGMLS
• 2021-08-31 Listed $205,000 SGMLS

Property tax history

+4.7%/yr

Latest (2025): $2,334 · +11.5% YoY. Source: county tax records.