3885 Brookfield Dr · Bemiss, GA 31605

$229,900

3 bd · 2.0 ba · 1,553 sqft · SingleFamily public records · 249 Days on market

Built 1993 0.46 ac lot $148/sqft · at area comps Est $240k · at est.

---

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 +12.9/30.0
• ARV discount +9.4/15.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home featuring vaulted ceilings and beautiful updates throughout. The kitchen showcases gorgeous granite countertops and modern finishes, while shiplap accents and LVP flooring in the common areas add a warm, stylish touch. A spacious 11x13 bonus room offers endless possibilities — perfect for an office, playroom, or guest space. Enjoy outdoor living in the large fenced backyard with an extended poured patio, ideal for entertaining. With a newer metal roof and a convenient location close to Moody AFB, SGMC, and local amenities, this home has so much to offer!

Key facts

• Bonus room
• Lvp flooring
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• SHIPLAP ACCENTS
• LVP FLOORING
• BONUS ROOM
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (19.3% below list).
• Recommended offer: $186k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 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.
• 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); 233 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• It's been on market 249 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,510 (19.3% 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. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $240,079
• List price: $229,900
• Delta: -4.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3859 Stratford Cir	0.22mi	3/2.0	1,519 (-2%)	2mo	$239,900	$158	85
3859 Studstill Rd	0.19mi	3/2.0	1,482 (-5%)	1mo	$240,000	$162	82
3823 Merriman Ct	0.28mi	3/2.0	1,509 (-3%)	2mo	$225,000	$149	80
4052 Glen Laurel Dr E	0.52mi	3/2.0	1,530 (-2%)	2mo	$269,000	$176	71
3679 Newbury Dr	0.57mi	3/2.0	1,454 (-6%)	0mo	$232,500	$160	62
6206 Bemiss Springs Dr	0.59mi	3/2.5	1,459 (-6%)	0mo	$235,900	$162	60
6194 Bemiss Springs Dr	0.60mi	3/2.5	1,459 (-6%)	0mo	$239,900	$164	60
6154 Bemiss Springs Dr	0.63mi	3/2.5	1,470 (-5%)	0mo	$243,900	$166	60
3772 Robin Ln	0.72mi	3/2.0	1,426 (-8%)	2mo	$225,000	$158	51
4513 Windward Ct	0.69mi	3/2.0	1,397 (-10%)	0mo	$230,000	$165	51
3705 Cross Creek Cir	0.65mi	3/2.0	1,726 (+11%)	2mo	$256,900	$149	50
3826 Coventry Dr	0.62mi	4/2.0 (+1)	1,758 (+13%)	2mo	$295,000	$168	43

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-34,293
• Equity at exit: $34,279

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-14,352
• Equity at exit: $19,878

Cash invested: $64,372 (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: 233
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-15

Break-even live

Break-even rent $1,874

Max offer price $227,283

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $50	+0% $-15	+5% $-80	+10% $-145
Rent	-10% $-161	-5% $-88	+0% $-15	+5% $58	+10% $132
Rate	-1.0pp $101	-0.5pp $44	base $-15	+0.5pp $-74	+1.0pp $-135

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3824 Brookfield Dr Valdosta, GA	3.0	2.0	1517	$2,000	$1.32	23d	1	0.20mi
3919 Stratford Cir Valdosta, GA	4.0	2.0	2024	$1,900	$0.94	45d	1	0.27mi
4125 Barrington Dr Valdosta, GA	3.0	2.0	1212	$1,500	$1.24	45d	1	0.51mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	23d	1	0.58mi
3905 Greenridge Rd Valdosta, GA	3.0	2.0	1398	$1,400	$1.00	45d	1	0.60mi
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	23d	1	0.61mi
3908 Countess Ct Valdosta, GA	4.0	2.0	1917	$2,250	$1.17	45d	1	0.62mi
6412 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	23d	1	0.63mi
6416 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	45d	1	0.63mi
3875 Trotters Ridge Cir Valdosta, GA	3.0	2.0	1292	$1,700	$1.32	23d	1	0.68mi
3964 Crusader Ct Valdosta, GA	4.0	2.0	1851	$2,400	$1.30	23d	1	0.68mi
3912 Duke Ct Valdosta, GA	4.0	2.0	1850	$2,000	$1.08	23d	1	0.71mi
3844 Coventry Dr Valdosta, GA	4.0	2.0	1765	$1,950	$1.10	23d	1	0.71mi
3911 Nicole Ln Valdosta, GA	3.0	2.0	1294	$1,700	$1.31	23d	1	0.73mi
6043 Bemiss Towns Dr Bemiss, GA	3.0	2.5	1498	$1,675	$1.12	23d	1	0.75mi
4001 Conway Cir Valdosta, GA	3.0	2.0	1797	$2,000	$1.11	23d	1	0.89mi
4051 Gramercy Dr Valdosta, GA	4.0	2.5	1771	$2,300	$1.30	23d	1	0.91mi
3905 Heatherwoods Dr Valdosta, GA	3.0	2.0	1250	$1,350	$1.08	23d	1	0.93mi
6042 Bemiss Towns Dr Valdosta, GA	3.0	2.0	1537	$1,700	$1.11	23d	1	0.96mi
6023 Bemiss Towns Dr Valdosta, GA	3.0	2.5	1498	$1,550	$1.03	23d	1	0.96mi
4184 Hamilton Cir Valdosta, GA	3.0	2.0	1213	$1,300	$1.07	23d	1	1.04mi
5026 Pearl Davis Rd Valdosta, GA	3.0	2.0	1207	$1,200	$0.99	23d	1	1.12mi
4007 Foxridge Ln Valdosta, GA	4.0	2.0	1450	$1,750	$1.21	23d	1	1.19mi
4141 Pebble Creek Dr Valdosta, GA	3.0	2.0	1189	$1,295	$1.09	23d	1	1.41mi
4120 Clay Dr Valdosta, GA	4.0	2.0	1806	$2,000	$1.11	23d	1	1.43mi
5124 Northridge Rd S Valdosta, GA	3.0	2.0	1454	$1,700	$1.17	23d	1	1.46mi

Listing history 35 events

1. 2026-06-21
   days on market $229,900 Active 249 DOM
2. 2026-06-19
   days on market $229,900 Active 247 DOM
3. 2026-06-18
   days on market $229,900 Active 246 DOM
4. 2026-06-17
   days on market $229,900 Active 245 DOM
5. 2026-06-16
   days on market $229,900 Active 244 DOM
6. 2026-06-15
   days on market $229,900 Active 243 DOM
7. 2026-06-14
   days on market $229,900 Active 241 DOM
8. 2026-06-13
   days on market $229,900 Active 240 DOM
9. 2026-06-10
   days on market $229,900 Active 238 DOM
10. 2026-06-09
    days on market $229,900 Active 237 DOM
11. 2026-06-08
    days on market $229,900 Active 236 DOM
12. 2026-06-07
    days on market $229,900 Active 235 DOM
13. 2026-06-05
    days on market $229,900 Active 232 DOM
14. 2026-06-03
    days on market $229,900 Active 231 DOM
15. 2026-06-02
    days on market $229,900 Active 230 DOM
16. 2026-06-01
    days on market $229,900 Active 229 DOM
17. 2026-05-31
    days on market $229,900 Active 228 DOM
18. 2026-05-30
    days on market $229,900 Active 227 DOM
19. 2026-04-16
    status Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to this charming 3-bedroom, 2-bath home featuring vaulted ceilings and beautiful updates throughout. The kitchen showcases gorgeous granite countertops and modern finishes, while shiplap accents and LVP flooring in the common areas add a warm, stylish touch. A spacious 11x13 bonus room offers endless possibilities — perfect for an office, playroom, or guest space. Enjoy outdoor living in the large fenced backyard with an extended poured patio, ideal for entertaining. With a newer metal roof and a convenient location close to Moody AFB, SGMC, and local amenities, this home has so much to offer!

20. 2026-04-16
    historical 614-char remark

    Show marketing remark (614 chars)

    Welcome to this charming 3-bedroom, 2-bath home featuring vaulted ceilings and beautiful updates throughout. The kitchen showcases gorgeous granite countertops and modern finishes, while shiplap accents and LVP flooring in the common areas add a warm, stylish touch. A spacious 11x13 bonus room offers endless possibilities — perfect for an office, playroom, or guest space. Enjoy outdoor living in the large fenced backyard with an extended poured patio, ideal for entertaining. With a newer metal roof and a convenient location close to Moody AFB, SGMC, and local amenities, this home has so much to offer!

21. 2025-11-18
    historical
22. 2025-10-15
    listed $239,900 Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to this charming 3-bedroom, 2-bath home featuring vaulted ceilings and beautiful updates throughout. The kitchen showcases gorgeous granite countertops and modern finishes, while shiplap accents and LVP flooring in the common areas add a warm, stylish touch. A spacious 11x13 bonus room offers endless possibilities — perfect for an office, playroom, or guest space. Enjoy outdoor living in the large fenced backyard with an extended poured patio, ideal for entertaining. With a newer metal roof and a convenient location close to Moody AFB, SGMC, and local amenities, this home has so much to offer!

23. 2025-08-04
    price $249,900
24. 2025-08-04
    price $249,900
25. 2025-07-03
    listed $265,000 New
26. 2023-01-30
    soldstatus $209,000
27. 2022-12-02
    listed $209,900
28. 2019-02-19
    soldstatus $139,900
29. 2019-02-11
    soldstatus $139,900
30. 2018-12-17
    listed $139,900
31. 2004-10-18
    soldstatus $114,900
32. 2004-07-14
    soldstatus $87,300
33. 1997-05-30
    soldstatus $89,000
34. 1994-03-25
    soldstatus $79,000
35. 1994-03-25
    soldstatus $79,000

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 7/10 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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,261
• − Mortgage interest: −$12,878
• − Property taxes: −$2,147
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$6,688
• Taxable loss: −$4,163
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $821/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

+203.7% since first listed

17 events — show timeline

• 2026-04-16 Relisted — SGMLS
• 2026-04-16 Delisted — SGMLS
• 2025-11-18 Listing Removed — GAMLS
• 2025-10-15 Listed $239,900 SGMLS
• 2025-08-04 Price Changed $249,900 SGMLS
• 2025-08-04 Price Changed $249,900 GAMLS
• 2025-07-03 Listed $265,000 GAMLS
• 2023-01-30 Sold (MLS) $209,000 SGMLS
• 2022-12-02 Listed $209,900 SGMLS
• 2019-02-19 Sold (Public Records) $139,900 Public Records
• 2019-02-11 Sold (MLS) $139,900 SGMLS
• 2018-12-17 Listed $139,900 SGMLS
• 2004-10-18 Sold (Public Records) $114,900 Public Records
• 2004-07-14 Sold (Public Records) $87,300 Public Records
• 1997-05-30 Sold (Public Records) $89,000 Public Records
• 1994-03-25 Sold (Public Records) $79,000 Public Records
• 1994-03-25 Sold (Public Records) $79,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,147 · +8.0% YoY. Source: county tax records.