19 Pecan St · Ludowici, GA 31316

$199,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 91 Days on market

Built 2024 Good condition 0.31 ac lot $154/sqft · 13% below area Est $229k · 13% under ↓ 10% since listing

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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 +19.8/30.0
• ARV discount +13.2/15.0
• DSCR +6.3/10.0
• Appreciation +5.6/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

PRICE DROP! Stop in and Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

Key facts

• Open layout
• Easy base access
• Quality finishes

Tags

• OPEN LAYOUT
• QUALITY FINISHES
• STAINLESS-STEEL APPLIANCES
• PEACEFUL SURROUNDINGS
• NO HOA
• EASY BASE ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.4% in Ludowici — 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 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: schools D, employment D, amenities 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.
• Market conditions: 409 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $4k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, 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 91 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $229,083
• List price: $199,900
• Delta: -12.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Oak Ridge Cemetery Rd	0.42mi	3/2.0	1,300 (+0%)	14mo	$227,000	$175	68
122 Oak Ridge Cemetery Rd SW	0.36mi	3/2.0	1,282 (-1%)	23mo	$230,000	$179	62
142 Railroad St	0.54mi	3/2.0	1,292 (-0%)	20mo	$220,000	$170	58
819 S Mcdonald St	0.58mi	3/2.0	1,194 (-8%)	3mo	$51,000	$43	57
21 SW Oak Ridge Cemetery Rd SW	0.46mi	3/2.0	1,473 (+14%)	8mo	$285,000	$193	50
398 Macon St	0.72mi	3/2.0	1,172 (-10%)	18mo	$210,500	$180	36
173 Franklin Tree Dr NE	0.63mi	3/2.0	1,132 (-13%)	19mo	$222,300	$196	34
55 Union St	0.72mi	4/3.0 (+1)	1,472 (+14%)	18mo	$250,000	$170	19

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: 7.1%
• Equity multiple: 1.37×
• Total profit: $20,496
• Equity at exit: $69,896

10-year hold

• IRR: 11.1%
• Equity multiple: 2.38×
• Total profit: $76,975
• Equity at exit: $94,179

Cash invested: $55,972 (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 31316

• Home prices YoY: 0.6%
• Active inventory: 409
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $238

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $376	-5% $307	+0% $238	+5% $169	+10% $100
Rent	-10% $76	-5% $157	+0% $238	+5% $319	+10% $400
Rate	-1.0pp $339	-0.5pp $289	base $238	+0.5pp $186	+1.0pp $134

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Pine St Unit C C Ludowici, GA	2.0	1.0	990	$1,395	$1.41	44d	1	0.55mi
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	44d	1	0.63mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	44d	1	0.98mi

Listing history 20 events

1. 2026-06-19
   days on market $199,900 Active 91 DOM
2. 2026-06-18
   days on market $199,900 Active 90 DOM
3. 2026-06-17
   pricedays on market $199,900 Active 89 DOM
4. 2026-06-16
   days on market $214,900 Active 88 DOM
5. 2026-06-15
   days on market $214,900 Active 87 DOM
6. 2026-06-14
   days on market $214,900 Active 85 DOM
7. 2026-06-13
   days on market $214,900 Active 84 DOM
8. 2026-06-10
   days on market $214,900 Active 82 DOM
9. 2026-06-09
   days on market $214,900 Active 81 DOM
10. 2026-06-08
    days on market $214,900 Active 80 DOM
11. 2026-06-07
    days on market $214,900 Active 79 DOM
12. 2026-06-05
    days on market $214,900 Active 76 DOM
13. 2026-06-03
    days on market $214,900 Active 75 DOM
14. 2026-06-02
    days on market $214,900 Active 74 DOM
15. 2026-06-01
    days on market $214,900 Active 73 DOM
16. 2026-05-31
    days on market $214,900 Active 72 DOM
17. 2026-05-30
    days on market $214,900 Active 71 DOM
18. 2026-05-15
    price $214,900 969-char remark

    Show marketing remark (969 chars)

    PRICE DROP! Stop in and Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

19. 2026-04-23
    price $224,900 969-char remark

    Show marketing remark (969 chars)

    PRICE DROP! Stop in and Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

20. 2026-03-20
    listed $239,900 Active 969-char remark

    Show marketing remark (969 chars)

    PRICE DROP! Stop in and Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,603
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$5,815
• Taxable loss: −$344
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $2,941/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 · 12 photos

Good 80/100 None rehab

This move-in ready home offers a modern, open layout with quality finishes and a peaceful setting. It's in excellent condition with minimal maintenance required.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home more appealing
• Both upgrading light fixtures — modernizes the home and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both upgrading light fixtures — modernizes the home and improves energy efficiency ↑

ⓘ 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

• Census place: Ludowici, GA
• 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

-10.4% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $214,900 HABR
• 2026-04-23 Price Changed $224,900 HABR
• 2026-03-20 Listed $239,900 HABR