3909 Brookfield Dr · Bemiss, GA 31605

$249,000

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 24 Days on market

Built 1993 0.46 ac lot Est $282k · 12% under

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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).

• ARV discount +12.8/15.0
• Cash flow +12.4/30.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready 3-bedroom, 2.5-bath home offers comfort, convenience, and versatility in a desirable location near Moody Air Force Base, shopping, dining, and top-rated Lowndes County Schools. Featuring two spacious living areas, there's plenty of room for relaxing, entertaining, or creating a home office or playroom. The attached two-car garage provides ample storage and parking. Whether you're searching for your next home or a solid investment opportunity, this property checks all the boxes. Updates from June 2025 - new roof and HVAC as well as new stove, microwave and dishwasher, new flooring, countertops, sinks and fixtures, ceiling fans and garage door and opener. .Don't miss your c

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1993

Property features AI

Finance

• Other: Lot approximately 0.46 acres; Zoning: R-21

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Refrigerator; Tile and vinyl flooring
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.5% below list).
• Recommended offer: $193k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents rising fast (+5.1%/yr); 228 active listings in the ZIP; 23 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

• It's been on market 24 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $122k; list at $249k implies a 104% 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; 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 $193,053 (22.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $282,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3917 Brookfield Dr	0.04mi	3/2.0	1,624 (-8%)	3mo	$260,000	$160	82
3853 Stratford Cir	0.26mi	3/2.0	1,645 (-7%)	2mo	$184,500	$112	74
3705 Cross Creek Cir	0.54mi	3/2.0	1,726 (-3%)	2mo	$256,900	$149	69
3912 Pine Rail Cir	0.47mi	3/2.0	1,850 (+4%)	3mo	$285,000	$154	68
3826 Coventry Dr	0.62mi	4/2.0 (+1)	1,758 (-1%)	2mo	$295,000	$168	63
3859 Stratford Cir	0.25mi	3/2.0	1,519 (-14%)	2mo	$239,900	$158	63
3972 Crusader Ct	0.67mi	4/2.0 (+1)	1,798 (+1%)	1mo	$315,000	$175	60
3823 Merriman Ct	0.28mi	3/2.0	1,509 (-15%)	2mo	$225,000	$149	60
4052 Glen Laurel Dr E	0.45mi	3/2.0	1,530 (-14%)	2mo	$269,000	$176	54
4744 Michelle St	0.68mi	3/2.0	1,935 (+9%)	0mo	$259,900	$134	53
4114 E Glen Laurel Dr	0.50mi	4/3.0 (+1)	1,977 (+11%)	1mo	$339,900	$172	48
3980 Brightwell Dr	0.66mi	4/2.0 (+1)	1,955 (+10%)	1mo	$310,000	$159	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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-39,014
• Equity at exit: $37,127

10-year hold

• IRR: -4.0%
• Equity multiple: 0.71×
• Total profit: $-20,150
• Equity at exit: $21,529

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 31605

• Home prices YoY: -11.5%
• Rents YoY: 5.1%
• Active inventory: 228
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-42

Break-even live

Break-even rent $1,984

Max offer price $241,501

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $28	+0% $-42	+5% $-113	+10% $-183
Rent	-10% $-195	-5% $-119	+0% $-42	+5% $34	+10% $110
Rate	-1.0pp $83	-0.5pp $21	base $-42	+0.5pp $-107	+1.0pp $-173

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3919 Stratford Cir Valdosta, GA	4.0	2.0	2024	$1,900	$0.94	44d	1	0.24mi
3824 Brookfield Dr Valdosta, GA	3.0	2.0	1517	$2,000	$1.32	21d	1	0.24mi
4032 Case Pt Valdosta, GA	4.0	2.0	1664	$2,050	$1.23	21d	1	0.53mi
3708 Black Gum Dr Valdosta, GA	3.0	2.5	2278	$2,300	$1.01	21d	1	0.55mi
3908 Countess Ct Valdosta, GA	4.0	2.0	1917	$2,250	$1.17	44d	1	0.56mi
3925 Glen Laurel Dr S Valdosta, GA	3.0	2.0	1510	$1,850	$1.23	21d	1	0.58mi
6412 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	21d	1	0.64mi
6416 Abney Ct Valdosta, GA	3.0	2.5	1459	$1,500	$1.03	44d	1	0.64mi
3964 Crusader Ct Valdosta, GA	4.0	2.0	1851	$2,400	$1.30	21d	1	0.65mi
3912 Duke Ct Valdosta, GA	4.0	2.0	1850	$2,000	$1.08	21d	1	0.65mi
3905 Greenridge Rd Valdosta, GA	3.0	2.0	1398	$1,400	$1.00	44d	1	0.66mi
3875 Trotters Ridge Cir Valdosta, GA	3.0	2.0	1292	$1,700	$1.32	21d	1	0.68mi
3844 Coventry Dr Valdosta, GA	4.0	2.0	1765	$1,950	$1.10	21d	1	0.70mi
6043 Bemiss Towns Dr Bemiss, GA	3.0	2.5	1498	$1,675	$1.12	21d	1	0.76mi
3911 Nicole Ln Valdosta, GA	3.0	2.0	1294	$1,700	$1.31	21d	1	0.79mi
4001 Conway Cir Valdosta, GA	3.0	2.0	1797	$2,000	$1.11	21d	1	0.83mi
4051 Gramercy Dr Valdosta, GA	4.0	2.5	1771	$2,300	$1.30	21d	1	0.87mi
6042 Bemiss Towns Dr Valdosta, GA	3.0	2.0	1537	$1,700	$1.11	21d	1	0.89mi
6023 Bemiss Towns Dr Valdosta, GA	3.0	2.5	1498	$1,550	$1.03	21d	1	0.89mi
3905 Heatherwoods Dr Valdosta, GA	3.0	2.0	1250	$1,350	$1.08	21d	1	0.99mi
4007 Foxridge Ln Valdosta, GA	4.0	2.0	1450	$1,750	$1.21	21d	1	1.12mi
4120 Clay Dr Valdosta, GA	4.0	2.0	1806	$2,000	$1.11	21d	1	1.37mi
5124 Northridge Rd S Valdosta, GA	3.0	2.0	1454	$1,700	$1.17	21d	1	1.39mi

Listing history 21 events

1. 2026-06-19
   days on market $249,000 Active 24 DOM
2. 2026-06-18
   days on market $249,000 Active 23 DOM
3. 2026-06-17
   days on market $249,000 Active 22 DOM
4. 2026-06-16
   days on market $249,000 Active 21 DOM
5. 2026-06-15
   days on market $249,000 Active 20 DOM
6. 2026-06-14
   days on market $249,000 Active 18 DOM
7. 2026-06-13
   days on market $249,000 Active 17 DOM
8. 2026-06-10
   days on market $249,000 Active 15 DOM
9. 2026-06-09
   days on market $249,000 Active 14 DOM
10. 2026-06-08
    days on market $249,000 Active 13 DOM
11. 2026-06-07
    days on market $249,000 Active 12 DOM
12. 2026-06-05
    days on market $249,000 Active 9 DOM
13. 2026-06-03
    days on market $249,000 Active 8 DOM
14. 2026-06-02
    days on market $249,000 Active 7 DOM
15. 2026-06-01
    days on market $249,000 Active 6 DOM
16. 2026-05-31
    days on market $249,000 Active 5 DOM
17. 2026-05-30
    days on market $249,000 Active 4 DOM
18. 2026-05-26
    listed $249,000 Active
19. 2014-04-24
    soldstatus $121,900
20. 1993-12-16
    soldstatus $89,500
21. 1993-09-14
    soldstatus $14,000

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$394/yr (+$33/mo · 20.8%)

ⓘ 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 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: $23,166
• − Mortgage interest: −$13,948
• − Property taxes: −$1,896
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$7,244
• Taxable loss: −$4,873
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $660/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

+1678.6% since first listed

4 events — show timeline

• 2026-05-26 Listed $249,000 SGMLS
• 2014-04-24 Sold (Public Records) $121,900 Public Records
• 1993-12-16 Sold (Public Records) $89,500 Public Records
• 1993-09-14 Sold (Public Records) $14,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,896 · +18.7% YoY. Source: county tax records.