Bartow Plan · Ludowici, GA 31316

$242,900

3 bd · 2.5 ba · 1,476 sqft · SingleFamily · 186 Days on market

Good condition

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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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

Key facts

• Listed 185 days

🏗️ New construction. The $242,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $262,540.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (21.5% below list).
• Recommended offer: $191k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#74 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D, amenities F, commute F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 412 active listings in the ZIP; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $190,793 (21.5% 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. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 21% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $262,540
• List price: $242,900
• Delta: -7.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Palmetto Way NE	0.09mi	3/2.0	1,548 (+5%)	11mo	$273,400	$177	76
130 Palmetto Way NE	0.08mi	3/2.0	1,548 (+5%)	14mo	$260,623	$168	74
111 Tatum Trail Trl NE	0.28mi	3/2.5	1,369 (-7%)	1mo	$247,000	$180	74
357 Palmetto Way NE	0.12mi	3/2.5	1,369 (-7%)	10mo	$251,071	$183	74
302 Palmetto Way NE	0.23mi	3/2.5	1,369 (-7%)	7mo	$244,365	$178	71
1011 Palmer Road Rd NE	0.20mi	3/2.0	1,418 (-4%)	14mo	$185,000	$130	70
784 Palmer Rd NE	0.11mi	3/2.0	1,548 (+5%)	20mo	$263,252	$170	68
395 Palmetto Way NE	0.31mi	3/2.0	1,548 (+5%)	9mo	$275,618	$178	68
746 Palmer Rd NE	0.11mi	3/2.5	1,369 (-7%)	20mo	$245,651	$179	66
225 Woolard Way NE	0.61mi	3/2.0	1,556 (+5%)	22mo	$260,000	$167	42
147 Woolard Way NE	0.67mi	4/2.0 (+1)	1,665 (+13%)	22mo	$250,000	$150	22

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

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.83×
• Total profit: $-12,578
• Equity at exit: $91,799

10-year hold

• IRR: 1.7%
• Equity multiple: 1.22×
• Total profit: $15,811
• Equity at exit: $123,690

Cash invested: $73,511 (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 31316

• Home prices YoY: 0.6%
• Active inventory: 412
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$1,377
• Tax est. 1.5%: −$328 /mo · $3,938/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-307

Break-even live

Break-even rent $2,297

Max offer price $218,104

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-216	+0% $-307	+5% $-398	+10% $-489
Rent	-10% $-458	-5% $-382	+0% $-307	+5% $-232	+10% $-156
Rate	-1.0pp $-175	-0.5pp $-240	base $-307	+0.5pp $-375	+1.0pp $-444

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: $65,635
• Closing costs: $7,876
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   days on market $242,900 Active 186 DOM
2. 2026-06-07
   days on market $242,900 Active 185 DOM
3. 2026-06-05
   days on market $242,900 Active 182 DOM
4. 2026-06-03
   pricedays on market $242,900 Active 181 DOM
5. 2026-06-02
   days on market $239,900 Active 180 DOM
6. 2026-06-01
   days on market $239,900 Active 179 DOM
7. 2026-05-31
   days on market $239,900 Active 178 DOM
8. 2026-05-30
   days on market $239,900 Active 177 DOM
9. 2026-03-17
   price $239,900 510-char remark

   Show marketing remark (510 chars)

   This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

10. 2026-01-29
    status Active 510-char remark

    Show marketing remark (510 chars)

    This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

11. 2026-01-29
    price $237,900 510-char remark

    Show marketing remark (510 chars)

    This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

12. 2025-12-24
    historical 510-char remark

    Show marketing remark (510 chars)

    This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

13. 2025-12-21
    status Active 510-char remark

    Show marketing remark (510 chars)

    This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

14. 2025-12-08
    historical 510-char remark

    Show marketing remark (510 chars)

    This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

15. 2025-10-16
    listed $234,900 Active 510-char remark

    Show marketing remark (510 chars)

    This two-story home comes with three bedrooms and two-and-one-half bathrooms. Just off the entryway, an eat-in area leads into the kitchen and great room. You have the option of adding a covered back porch behind the great room. Upstairs, laundry machines are conveniently located near the bedrooms, and storage and linen closets are available in the hallway. The primary bedroom is connected to a walk-in closet and a primary bathroom. There are two more bedrooms on this floor, near the second full bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,895
• − Mortgage interest: −$14,706
• − Property taxes: −$3,938
• − Insurance: −$1,313
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$7,638
• Taxable loss: −$8,363
• Est. tax savings @ 24.0%: +$2,007
• After-tax cash flow: $-1,678/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab

This two-story home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and some updates to increase its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Install smart home technology — Smart home features can increase both resale and rental value by making the home more modern and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Install smart home technology — Smart home features can increase both resale and rental value by making the home more modern and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Ludowici

• Score: 72/100
• State rank: #74
• US rank: #6449

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A- Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• City population: 13,812
• Metro: Hinesville, GA
• Population (ZIP): 13,812
• Household income: $74,766
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 109.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.16%
• Current HPI: 195.2978
• Rent YoY: —
• Metro: Hinesville, 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

+2.1% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $239,900 Zillow
• 2026-01-29 Price Changed $237,900 Zillow
• 2026-01-29 Relisted — Zillow
• 2025-12-24 Delisted — Zillow
• 2025-12-21 Relisted — Zillow
• 2025-12-08 Delisted — Zillow
• 2025-10-16 Listed $234,900 Zillow