5642 Emily Ln · Bemiss, GA 31632

$249,000

4 bd · 2.0 ba · 1,567 sqft · SingleFamily public records · 2 Days on market

Built 2005 0.51 ac lot Est $241k · at est.

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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 +21.8/30.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• ARV discount +6.1/15.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great 4 bedroom 2 Bath located just minutes from Valdosta & Hahira. .51 Acre Lot! Convenient to MAFB, SGMC, VSU. Split floor plan, fenced backyard.

Key facts

• .51 acre lot
• Fenced backyard
• 0.51 acre lot

Tags

• .51 ACRE LOT
• FENCED BACKYARD

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fenced yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Fenced yard

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 8.2% 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 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.
• 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).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k 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.
• 3 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 $194k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $249,000

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: 1.02% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $241,318
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5642 Emily Ln	0.00mi	4/2.0	1,617 (+3%)	1mo	$249,900	$155	94
5661 Emily Ln	0.06mi	3/2.0 (-1)	1,558 (-1%)	21mo	$239,900	$154	73
5818 Barkley Ln	0.11mi	3/2.0 (-1)	1,599 (+2%)	16mo	$249,900	$156	73
5612 Emily Ln	0.10mi	3/2.0 (-1)	1,464 (-7%)	11mo	$180,000	$123	70
5844 Barkley Ln	0.18mi	3/2.0 (-1)	1,566 (-0%)	21mo	$234,000	$149	69
5662 Emily Ln	0.06mi	3/2.0 (-1)	1,641 (+5%)	19mo	$249,900	$152	69
5764 Emily Ln	0.40mi	4/2.5	1,710 (+9%)	0mo	$279,000	$163	64
5667 Emily Ln	0.08mi	3/2.0 (-1)	1,710 (+9%)	19mo	$249,900	$146	60
5685 Emily Ln	0.14mi	3/2.0 (-1)	1,432 (-9%)	22mo	$220,000	$154	56
5686 Emily Ln	0.13mi	3/2.0 (-1)	1,384 (-12%)	20mo	$215,000	$155	52

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $160,381
• Equity at exit: $224,319

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $452,731
• Equity at exit: $483,752

Cash invested: $69,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,528 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$198 /mo · $2,379/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $389

Break-even live

Break-even rent $2,035

Max offer price $249,000

Occupancy floor 80%

Sensitivity live

Price	-10% $530	-5% $460	+0% $389	+5% $319	+10% $248
Rent	-10% $190	-5% $290	+0% $389	+5% $489	+10% $589
Rate	-1.0pp $515	-0.5pp $453	base $389	+0.5pp $325	+1.0pp $259

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5618 Emily Ln Hahira, GA	4.0	2.0	1772	$2,100	$1.19	22d	1	0.08mi
5756 Emily Ln Hahira, GA	4.0	2.0	1607	$2,195	$1.37	22d	1	0.36mi

Listing history 9 events

1. 2026-04-11
   status Pending
2. 2026-04-09
   listed $249,000 Active
3. 2022-06-23
   soldstatus $194,100
4. 2022-06-14
   soldstatus $194,100
5. 2022-03-22
   listed $186,000
6. 2017-09-13
   soldstatus $127,200
7. 2017-09-05
   soldstatus $127,200
8. 2017-07-19
   listed $122,900
9. 2005-04-18
   soldstatus $638,000

ⓘ 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: $2,379 · $198/mo
• Projected year-2 tax: $2,379 · $198/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 5/10 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 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,336
• − Mortgage interest: −$13,948
• − Property taxes: −$2,379
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$7,244
• Taxable income: $667
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $4,512/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

-61.0% since first listed

9 events — show timeline

• 2026-04-11 Pending — SGMLS
• 2026-04-09 Listed $249,000 SGMLS
• 2022-06-23 Sold (Public Records) $194,100 Public Records
• 2022-06-14 Sold (MLS) $194,100 SGMLS
• 2022-03-22 Listed $186,000 SGMLS
• 2017-09-13 Sold (Public Records) $127,200 Public Records
• 2017-09-05 Sold (MLS) $127,200 SGMLS
• 2017-07-19 Listed $122,900 SGMLS
• 2005-04-18 Sold (Public Records) $638,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,379 · +11.6% YoY. Source: county tax records.