142 Sunflower Cir NE · Ludowici, GA 31316

$274,900

3 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 149 Days on market

Built 2023 0.62 ac lot $167/sqft · at area comps Est $276k · at est. $30/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.8/15.0
• Cash flow +6.9/30.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you're just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

Key facts

• Dry lot
• Like-new carpet
• Custom touches

Tags

• LVP IN COMMON AREAS
• LIKE-NEW CARPET
• CUSTOM TOUCHES
• DRY LOT
• VAULTED LIVING ROOM
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (31.2% below list).
• Recommended offer: $189k (31.2% 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 30% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $275k implies a 940% gain — meaningful room to come down on a strong offer.

Recommended offer $189,004 (31.2% 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 149 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $276,459
• List price: $274,900
• Delta: -0.56%
• 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
136 Summerhill Dr NE	0.25mi	4/2.0 (+1)	1,658 (+1%)	2mo	$270,000	$163	81
158 NE Whippoorwill Way	0.18mi	4/2.0 (+1)	1,588 (-3%)	3mo	$299,900	$189	78
426 Mancey Garrason Loop	0.19mi	4/2.0 (+1)	1,542 (-6%)	1mo	$285,000	$185	75
222 Summerhill Dr NE	0.17mi	4/2.0 (+1)	1,653 (+1%)	13mo	$291,000	$176	75
88 Whippoorwill Way NE	0.18mi	4/2.0 (+1)	1,588 (-3%)	15mo	$289,000	$182	69
308 NE Mancey Garrason Loop	0.33mi	3/2.0	1,574 (-4%)	11mo	$259,000	$165	69
41 Sunflower Cir NE	0.32mi	4/2.5 (+1)	1,552 (-6%)	2mo	$253,500	$163	68
109 Quarter Horse Run NE	0.22mi	4/2.0 (+1)	1,588 (-3%)	20mo	$285,900	$180	63
155 Mancey Garrason Loop Loop NE	0.36mi	4/2.0 (+1)	1,615 (-2%)	16mo	$259,900	$161	62
275 Summerhill Dr NE	0.09mi	4/2.5 (+1)	1,824 (+11%)	12mo	$285,000	$156	60
5512 Moody Bridge Rd NE	0.42mi	3/2.0	1,411 (-14%)	12mo	$285,000	$202	46

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: -4.8%
• Equity multiple: 0.76×
• Total profit: $-18,836
• Equity at exit: $96,121

10-year hold

• IRR: 0.5%
• Equity multiple: 1.06×
• Total profit: $4,329
• Equity at exit: $129,513

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 31316

• Home prices YoY: 0.6%
• Active inventory: 412
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$317 /mo · $3,810/yr
• Insurance: −$115
• HOA: −$30
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-411

Break-even live

Break-even rent $2,410

Max offer price $202,381

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-333	+0% $-411	+5% $-488	+10% $-566
Rent	-10% $-560	-5% $-485	+0% $-411	+5% $-336	+10% $-261
Rate	-1.0pp $-272	-0.5pp $-341	base $-411	+0.5pp $-482	+1.0pp $-554

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: —

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 31 events

1. 2026-06-21
   days on market $274,900 Active 149 DOM
2. 2026-06-19
   days on market $274,900 Active 147 DOM
3. 2026-06-18
   days on market $274,900 Active 146 DOM
4. 2026-06-17
   days on market $274,900 Active 145 DOM
5. 2026-06-16
   days on market $274,900 Active 144 DOM
6. 2026-06-15
   days on market $274,900 Active 143 DOM
7. 2026-06-14
   days on market $274,900 Active 141 DOM
8. 2026-06-13
   pricedays on market $274,900 Active 140 DOM
9. 2026-06-10
   days on market $279,900 Active 138 DOM
10. 2026-06-09
    days on market $279,900 Active 137 DOM
11. 2026-06-08
    days on market $279,900 Active 136 DOM
12. 2026-06-07
    days on market $279,900 Active 135 DOM
13. 2026-06-05
    days on market $279,900 Active 132 DOM
14. 2026-06-03
    days on market $279,900 Active 131 DOM
15. 2026-06-02
    days on market $279,900 Active 130 DOM
16. 2026-06-01
    days on market $279,900 Active 129 DOM
17. 2026-05-31
    days on market $279,900 Active 128 DOM
18. 2026-05-30
    days on market $279,900 Active 127 DOM
19. 2026-05-16
    price $279,900 1047-char remark

    Show marketing remark (1047 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you're just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

20. 2026-05-15
    price $279,900 1053-char remark

    Show marketing remark (1053 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you’re just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

21. 2026-05-08
    price $284,900 1053-char remark

    Show marketing remark (1053 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you’re just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

22. 2026-02-13
    price $289,900 1047-char remark

    Show marketing remark (1053 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you’re just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

23. 2026-02-13
    price $289,900 1053-char remark

    Show marketing remark (1053 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you’re just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

24. 2026-01-23
    listed $294,900 Active 1047-char remark

    Show marketing remark (1053 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you’re just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

25. 2026-01-23
    listed $294,900 Active 1053-char remark

    Show marketing remark (1053 chars)

    Seller will pay 5k of buyers closing cost. Located in Summerhill in Ludowici (on Rye Patch Rd) this 4 bed/2 bath ranch is better than new! With LVP in the common areas and like-new carpet in the bedrooms, this is truly “walk in and unpack” home, with custom touches right were you need them. On a dry . 62 acre lot in Long Co, you’re just 10 minutes from shopping and dining, and 15 minutes to Ft. Stewart Gates 7 & 8, and 22 minutes to the Main Gate. The wide entry opens into the vaulted living room, with recessed lighting and plenty of space. The adjacent dining area leads to a stylish and highly functional kitchen, with a pantry, large island and stainless-steel appliances. The spacious primary bedroom features an en suite with dual vanities, separate tub and shower, and large closet. Across the home, there are 3 bedrooms with sharing a hall bath. The coveted sliding door leads to the oversized back yard, with a green-space behind, and plenty of opportunities to enjoy this quiet- but community minded- neighborhood.

26. 2023-03-03
    soldstatus $26,440
27. 2023-03-03
    soldstatus $264,400
28. 2022-10-14
    soldstatus $304,500
29. 2022-10-12
    listed $264,400
30. 2022-10-12
    listed $264,400
31. 2022-10-12
    listed $264,400

ⓘ 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: $3,810 · $317/mo
• Projected year-2 tax: $3,810 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,680
• − Mortgage interest: −$15,399
• − Property taxes: −$3,810
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$360
• − Depreciation: −$7,997
• Taxable loss: −$9,889
• Est. tax savings @ 24.0%: +$2,373
• After-tax cash flow: $-2,553/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: 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

+5.9% since first listed

13 events — show timeline

• 2026-05-16 Price Changed $279,900 HABR
• 2026-05-15 Price Changed $279,900 Hive MLS
• 2026-05-08 Price Changed $284,900 Hive MLS
• 2026-02-13 Price Changed $289,900 HABR
• 2026-02-13 Price Changed $289,900 Hive MLS
• 2026-01-23 Listed $294,900 HABR
• 2026-01-23 Listed $294,900 Hive MLS
• 2023-03-03 Sold (MLS) $264,400 HABR
• 2023-03-03 Sold (MLS) $26,440 Hive MLS
• 2022-10-14 Sold (Public Records) $304,500 Public Records
• 2022-10-12 Listed $264,400 HABR
• 2022-10-12 Listed $264,400 Hive MLS
• 2022-10-12 Listed $264,400 Hive MLS

Property tax history

+140.8%/yr

Latest (2025): $3,810 · +15.0% YoY. Source: county tax records.