5764 Emily Ln · Bemiss, GA 31632

$274,900

4 bd · 2.5 ba · 1,710 sqft · SingleFamily public records · 2 Days on market

Built 2006 1.62 ac lot Est $262k · 5% over

---

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 +18.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• ARV discount +5.2/15.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great location near Moody AFB and convenient to Hahira! This spacious 4-bedroom, 2.5-bath home offers peace of mind with numerous major updates already completed. Recent improvements include a brand new septic tank and drain field (March 2026), new roof (September 2025), kitchen appliances (2022), hot water heater (2022), windows (2021), and HVAC system (2019)—giving you the comfort of knowing the big-ticket items are taken care of. Situated on a generous 1.62-acre lot with no HOA, this property offers endless possibilities—plenty of room to add a pool, workshop, or additional garage. Inside, you'll find a desirable split floor plan, a clean and well-maintained interior, and a move-in ready feel throughout. The living room features attractive wood flooring, while all guest bedrooms offer nicely sized closets for ample storage. The garage also includes attic storage space above, adding even more functionality. If you're looking for space, updates, and a convenient location, this one checks all the boxes!

Key facts

• Kitchen appliances
• Hot water heater
• Windows

Tags

• GREAT LOCATION NEAR MOODY AFB
• NEW ROOF
• KITCHEN APPLIANCES
• HOT WATER HEATER
• WINDOWS
• HVAC SYSTEM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Garage with garage door opener; Side/rear entrance
• Utilities: Public water; Septic tank sewer; Electricity available; High-speed internet available
• Home design: Single-family residence; One story; Resale property; House structure
• Construction: Built in 2006; Vinyl siding; Slab foundation; Other roof type
• Exterior features: Front porch

Interior

• Kitchen: Breakfast bar; Pantry; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms located on the main level
• Heating & cooling: Electric heating; Heat pump; Ceiling fan(s)
• Interior features: High ceilings; Vaulted ceilings; Separate shower; Soaking tub; Split bedroom plan; Foyer
• Laundry & utility: Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/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 $256k (7.0% below list).
• Recommended offer: $256k (7.0% 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: 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: 198 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $145k; list at $275k implies a 90% 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; severe 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 $255,623 (7.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $261,630
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5764 Emily Ln	0.00mi	4/2.5	1,710 (0%)	0mo	$279,000	$163	100
5642 Emily Ln	0.40mi	4/2.0	1,617 (-5%)	1mo	$249,900	$155	70
5702 Emily Ln	0.22mi	4/2.0	1,853 (+8%)	11mo	$283,000	$153	65
5667 Emily Ln	0.32mi	3/2.0 (-1)	1,710 (0%)	19mo	$249,900	$146	63
5662 Emily Ln	0.34mi	3/2.0 (-1)	1,641 (-4%)	19mo	$249,900	$152	55
5818 Barkley Ln	0.33mi	3/2.0 (-1)	1,599 (-6%)	16mo	$249,900	$156	53
5844 Barkley Ln	0.24mi	3/2.0 (-1)	1,566 (-8%)	21mo	$234,000	$149	51
5661 Emily Ln	0.34mi	3/2.0 (-1)	1,558 (-9%)	21mo	$239,900	$154	45
5612 Emily Ln	0.49mi	3/2.0 (-1)	1,464 (-14%)	11mo	$180,000	$123	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $167,668
• Equity at exit: $247,652

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $479,467
• Equity at exit: $534,070

Cash invested: $76,972 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$180 /mo · $2,166/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $283

Break-even live

Break-even rent $2,198

Max offer price $274,900

Occupancy floor 84%

Sensitivity live

Price	-10% $438	-5% $361	+0% $283	+5% $205	+10% $127
Rent	-10% $81	-5% $182	+0% $283	+5% $384	+10% $485
Rate	-1.0pp $421	-0.5pp $353	base $283	+0.5pp $212	+1.0pp $139

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5756 Emily Ln Hahira, GA	4.0	2.0	1607	$2,195	$1.37	22d	1	0.08mi
5618 Emily Ln Hahira, GA	4.0	2.0	1772	$2,100	$1.19	22d	1	0.50mi

Listing history 6 events

1. 2026-05-01
   status Pending 1030-char remark

   Show marketing remark (1030 chars)

   Great location near Moody AFB and convenient to Hahira! This spacious 4-bedroom, 2.5-bath home offers peace of mind with numerous major updates already completed. Recent improvements include a brand new septic tank and drain field (March 2026), new roof (September 2025), kitchen appliances (2022), hot water heater (2022), windows (2021), and HVAC system (2019)—giving you the comfort of knowing the big-ticket items are taken care of. Situated on a generous 1.62-acre lot with no HOA, this property offers endless possibilities—plenty of room to add a pool, workshop, or additional garage. Inside, you'll find a desirable split floor plan, a clean and well-maintained interior, and a move-in ready feel throughout. The living room features attractive wood flooring, while all guest bedrooms offer nicely sized closets for ample storage. The garage also includes attic storage space above, adding even more functionality. If you're looking for space, updates, and a convenient location, this one checks all the boxes!

2. 2026-05-01
   status Under Contract

   Show marketing remark (1030 chars)

   Great location near Moody AFB and convenient to Hahira! This spacious 4-bedroom, 2.5-bath home offers peace of mind with numerous major updates already completed. Recent improvements include a brand new septic tank and drain field (March 2026), new roof (September 2025), kitchen appliances (2022), hot water heater (2022), windows (2021), and HVAC system (2019)—giving you the comfort of knowing the big-ticket items are taken care of. Situated on a generous 1.62-acre lot with no HOA, this property offers endless possibilities—plenty of room to add a pool, workshop, or additional garage. Inside, you'll find a desirable split floor plan, a clean and well-maintained interior, and a move-in ready feel throughout. The living room features attractive wood flooring, while all guest bedrooms offer nicely sized closets for ample storage. The garage also includes attic storage space above, adding even more functionality. If you're looking for space, updates, and a convenient location, this one checks all the boxes!

3. 2026-04-29
   listed $274,900 Active 1030-char remark

   Show marketing remark (1030 chars)

   Great location near Moody AFB and convenient to Hahira! This spacious 4-bedroom, 2.5-bath home offers peace of mind with numerous major updates already completed. Recent improvements include a brand new septic tank and drain field (March 2026), new roof (September 2025), kitchen appliances (2022), hot water heater (2022), windows (2021), and HVAC system (2019)—giving you the comfort of knowing the big-ticket items are taken care of. Situated on a generous 1.62-acre lot with no HOA, this property offers endless possibilities—plenty of room to add a pool, workshop, or additional garage. Inside, you'll find a desirable split floor plan, a clean and well-maintained interior, and a move-in ready feel throughout. The living room features attractive wood flooring, while all guest bedrooms offer nicely sized closets for ample storage. The garage also includes attic storage space above, adding even more functionality. If you're looking for space, updates, and a convenient location, this one checks all the boxes!

4. 2026-04-29
   listed $274,900 New

   Show marketing remark (1030 chars)

   Great location near Moody AFB and convenient to Hahira! This spacious 4-bedroom, 2.5-bath home offers peace of mind with numerous major updates already completed. Recent improvements include a brand new septic tank and drain field (March 2026), new roof (September 2025), kitchen appliances (2022), hot water heater (2022), windows (2021), and HVAC system (2019)—giving you the comfort of knowing the big-ticket items are taken care of. Situated on a generous 1.62-acre lot with no HOA, this property offers endless possibilities—plenty of room to add a pool, workshop, or additional garage. Inside, you'll find a desirable split floor plan, a clean and well-maintained interior, and a move-in ready feel throughout. The living room features attractive wood flooring, while all guest bedrooms offer nicely sized closets for ample storage. The garage also includes attic storage space above, adding even more functionality. If you're looking for space, updates, and a convenient location, this one checks all the boxes!

5. 2016-07-25
   soldstatus $144,900
6. 2005-04-18
   soldstatus $1,276,000

ⓘ 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: $2,166 · $180/mo
• Projected year-2 tax: $2,529 · $211/mo
• Expected delta: +$363/yr (+$30/mo · 16.8%)

ⓘ 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 8/10 Severe
• 🌡 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 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,675
• − Mortgage interest: −$15,399
• − Property taxes: −$2,166
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$7,997
• Taxable loss: −$1,169
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $3,674/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

• County: Lowndes County · 107,801 people
• City population: 24,280
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• 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

-78.5% since first listed

6 events — show timeline

• 2026-05-01 Pending — SGMLS
• 2026-05-01 Pending — GAMLS
• 2026-04-29 Listed $274,900 SGMLS
• 2026-04-29 Listed $274,900 GAMLS
• 2016-07-25 Sold (Public Records) $144,900 Public Records
• 2005-04-18 Sold (Public Records) $1,276,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,166 · +12.2% YoY. Source: county tax records.