3744 Mulligan Rd · Bemiss, GA 31605

$174,900

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 32 Days on market

Built 1997 5,227 sqft lot Est $208k · 16% 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 +19.0/30.0
• ARV discount +14.6/15.0
• DSCR +6.0/10.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home in a convenient Lowndes County location just minutes from Moody AFB, Walmart, Publix, and Freedom Park. This well-kept property provides a comfortable layout with a practical design suited for everyday living. A major update includes a new roof installed in 2026. Inside, the spacious living room has laminate wood flooring that creates a warm and open feel. The kitchen provides generous counter space, a pantry, and comes fully equipped with a refrigerator, stove, and dishwasher. The home includes easy-to-maintain finishes throughout and delivers a comfortable living space in a convenient location. A solid property with an important structural upgrade already completed. Tru

Key facts

• New roof
• 5,227 sq ft lot
• 2 parking spots

Tags

• LOWNDES COUNTY LOCATION
• NEW ROOF
• LAMINATE WOOD FLOORING
• GENEROUS COUNTER SPACE
• FULLY EQUIPPED KITCHEN
• EASY-TO-MAINTAIN FINISHES

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, VA loans, and other terms
• HOA & community: No homeowners association; Community park and playground; Street lights; Close to shopping

Exterior

• Parking: Two parking spaces; No special parking features
• Utilities: Public water available; Septic tank; Electricity available; High-speed internet available; Water available
• Home design: Single-family house; One story; Resale property
• Construction: Built in 1997; Composition roof; Other construction materials
• Exterior features: Level lot; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater; Other kitchen features
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Walk-in closets; Other interior features
• Laundry & utility: Laundry area in kitchen; Washer/Dryer hookup (dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $162k (7.6% below list).
• Recommended offer: $162k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Dewar Elementary (math 61% / reading 47%, grade C, #204 of 1,228 statewide, top 17%, 859 students, 50% 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) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 228 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $5k 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 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $78k; list at $175k implies a 126% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,655 (7.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $207,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 Lillian Guest Cir	0.09mi	3/2.0	1,371 (+4%)	1mo	$215,000	$157	88
3713 Mulligan Rd	0.13mi	3/2.0	1,212 (-8%)	6mo	$168,000	$139	76
3772 Robin Ln	0.30mi	3/2.0	1,426 (+8%)	2mo	$225,000	$158	71
3324 Summit Chase Dr	0.52mi	3/2.0	1,353 (+3%)	5mo	$198,900	$147	67
3747 Robin Ln	0.34mi	3/2.0	1,436 (+9%)	3mo	$211,000	$147	66
3789 Heatherwoods Dr	0.48mi	3/2.0	1,377 (+5%)	6mo	$213,000	$155	65
6154 Bemiss Springs Dr	0.53mi	3/2.5	1,470 (+12%)	0mo	$243,900	$166	54
6206 Bemiss Springs Dr	0.58mi	3/2.5	1,459 (+11%)	0mo	$235,900	$162	53
6202 Bemiss Springs Dr	0.57mi	3/2.5	1,459 (+11%)	3mo	$237,000	$162	51
6186 Bemiss Springs Dr	0.56mi	3/2.5	1,470 (+12%)	3mo	$245,000	$167	50
6189 Bemiss Springs Dr	0.57mi	3/2.5	1,470 (+12%)	4mo	$245,900	$167	48
6420 Abney Ct	0.60mi	3/2.5	1,459 (+11%)	6mo	$230,900	$158	47

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,394
• Equity at exit: $26,078

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $17,745
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$917
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $181

Break-even live

Break-even rent $1,387

Max offer price $174,900

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4184 Hamilton Cir Valdosta, GA	3.0	2.0	1213	$1,300	$1.07	21d	1	0.05mi
3905 Heatherwoods Dr Valdosta, GA	3.0	2.0	1250	$1,350	$1.08	21d	1	0.23mi
3491 Studstill Rd Unit A Valdosta, GA	2.0	2.0	1007	$1,200	$1.19	43d	1	0.28mi
3553 Studstill Rd Valdosta, GA	2.0	2.0	1040	$1,000	$0.96	21d	1	0.31mi
3905 Greenridge Rd Valdosta, GA	3.0	2.0	1398	$1,400	$1.00	43d	1	0.41mi
3911 Nicole Ln Valdosta, GA	3.0	2.0	1294	$1,700	$1.31	21d	1	0.41mi
6043 Bemiss Towns Dr Bemiss, GA	3.0	2.5	1498	$1,675	$1.12	21d	1	0.50mi
6412 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	21d	1	0.58mi
6416 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	43d	1	0.59mi
3844 Coventry Dr Valdosta, GA	4.0	2.0	1765	$1,950	$1.10	21d	1	0.72mi
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	21d	1	0.95mi
5275 Branch Point Dr Valdosta, GA	3.0	2.0	1307	$2,000	$1.53	21d	1	0.97mi
3822 Edinburg Cir Valdosta, GA	4.0	2.0	1635	$2,100	$1.28	43d	1	1.04mi
3824 Brookfield Dr Valdosta, GA	3.0	2.0	1517	$2,000	$1.32	21d	1	1.05mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	21d	1	1.08mi
5121 Branch Point Dr Valdosta, GA	3.0	2.0	1208	$1,600	$1.32	21d	1	1.08mi
4125 Barrington Dr Valdosta, GA	3.0	2.0	1212	$1,500	$1.24	43d	1	1.12mi
4051 Gramercy Dr Valdosta, GA	4.0	2.5	1771	$2,300	$1.30	21d	1	1.17mi
5073 Branch Point Dr Valdosta, GA	3.0	2.0	1321	$1,950	$1.48	21d	1	1.21mi
5070 Branch Point Dr Valdosta, GA	4.0–5.0	2.0–3.0	2190	$2,188	$1.00	21d	2	1.23mi
4001 Conway Cir Valdosta, GA	3.0	2.0	1797	$2,000	$1.11	21d	1	1.44mi

Listing history 26 events

1. 2026-06-19
   days on market $174,900 Active 32 DOM
2. 2026-06-18
   days on market $174,900 Active 31 DOM
3. 2026-06-17
   days on market $174,900 Active 30 DOM
4. 2026-06-16
   days on market $174,900 Active 29 DOM
5. 2026-06-15
   days on market $174,900 Active 28 DOM
6. 2026-06-14
   days on market $174,900 Active 26 DOM
7. 2026-06-13
   days on market $174,900 Active 25 DOM
8. 2026-06-10
   days on market $174,900 Active 23 DOM
9. 2026-06-09
   days on market $174,900 Active 22 DOM
10. 2026-06-08
    days on market $174,900 Active 21 DOM
11. 2026-06-07
    days on market $174,900 Active 20 DOM
12. 2026-06-05
    days on market $174,900 Active 17 DOM
13. 2026-06-03
    days on market $174,900 Active 16 DOM
14. 2026-06-02
    days on market $174,900 Active 15 DOM
15. 2026-06-01
    statusdays on market $174,900 Active 14 DOM
16. 2026-05-31
    days on market $174,900 New 13 DOM
17. 2026-05-30
    days on market $174,900 New 12 DOM
18. 2026-05-18
    listed $174,900 New
19. 2019-03-19
    soldstatus $77,500
20. 2017-09-26
    soldstatus $80,000
21. 2017-09-14
    soldstatus $80,000
22. 2017-07-14
    listed $84,900
23. 2007-11-06
    soldstatus $80,000
24. 1999-02-10
    soldstatus $79,000
25. 1997-10-03
    soldstatus $65,900
26. 1996-09-16
    soldstatus $11,500

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,609 · $134/mo
• Expected delta: +$342/yr (+$29/mo · 27.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,399
• − Mortgage interest: −$9,797
• − Property taxes: −$1,267
• − Insurance: −$874
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,088
• Taxable loss: −$732
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,353/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

+1420.9% since first listed

9 events — show timeline

• 2026-05-18 Listed $174,900 GAMLS
• 2019-03-19 Sold (Public Records) $77,500 Public Records
• 2017-09-26 Sold (Public Records) $80,000 Public Records
• 2017-09-14 Sold (MLS) $80,000 SGMLS
• 2017-07-14 Listed $84,900 SGMLS
• 2007-11-06 Sold (Public Records) $80,000 Public Records
• 1999-02-10 Sold (Public Records) $79,000 Public Records
• 1997-10-03 Sold (Public Records) $65,900 Public Records
• 1996-09-16 Sold (Public Records) $11,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,267 · +4.8% YoY. Source: county tax records.