765 Doctor's Creek Rd NE · Ludowici, GA 31316

$295,600

4 bd · 2.5 ba · 2,065 sqft · SingleFamily · 80 Days on market

Built 2026 Excellent condition 0.53 ac lot $143/sqft · at area comps Est $283k · at est. $45/mo HOA · 2% of rent

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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 +10.6/30.0
• ARV discount +5.6/15.0
• Appreciation +5.6/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to our the Bagley – a stunning residence featuring 4 bedrooms and 2.5 bathrooms located in Doctor's Creek, designed with versatile spaces to accommodate any lifestyle. Enter through a welcoming foyer that offers clear sightlines to the flex room, ideal for a home office or additional living space. As you proceed down the hallway, you'll discover a spacious family room. The family room seamlessly connects to the kitchen, which boasts a corner pantry and a breakfast bar, ensuring the cook remains part of the action. Upstairs, three bedrooms with ample closet space share a conveniently located hall bathroom. The primary suite features a luxurious bathroom equipped with a garden tub, a separate shower, and an expansive walk-in closet. For added convenience, the laundry room is also located upstairs. Artistic renderings are for visual reference only and that actual floor plans, features, and inclusions may differ.

Key facts

• Corner pantry
• Flex room
• Separate shower

Tags

• FLEX ROOM
• CORNER PANTRY
• BREAKFAST BAR
• LUXURIOUS BATHROOM
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $296k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (16.8% below list).
• Recommended offer: $246k (16.8% 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: 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $245,869 (16.8% 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 80 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $283,496
• List price: $295,600
• Delta: 4.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Doctor's Creek Rd NE	0.14mi	4/2.5	2,065 (0%)	4mo	$288,625	$140	90
509 Doctor's Creek Rd NE	0.14mi	4/2.5	2,002 (-3%)	4mo	$299,775	$150	85
665 Doctor's Creek Rd NE	0.03mi	4/2.0	1,926 (-7%)	1mo	$320,910	$167	85
590 Doctor's Creek Rd NE	0.14mi	4/2.5	2,151 (+4%)	2mo	$298,475	$139	84
627 Doctor's Creek Rd NE	0.03mi	4/2.5	1,810 (-12%)	2mo	$282,750	$156	76
522 Doctor's Creek Rd NE	0.14mi	4/2.5	2,254 (+9%)	3mo	$315,350	$140	76
609 Doctor's Creek Rd NE	0.03mi	5/3.0 (+1)	2,256 (+9%)	2mo	$310,875	$138	74
10 Rimes Ave Ave SE	0.54mi	4/2.5	2,072 (+0%)	0mo	$293,900	$142	74
591 Doctor's Creek Rd NE	0.14mi	4/2.5	1,810 (-12%)	3mo	$281,850	$156	70
506 Doctor's Creek Rd NE	0.14mi	5/3.0 (+1)	2,256 (+9%)	3mo	$309,250	$137	68
564 Doctor's Creek Rd NE	0.14mi	5/3.0 (+1)	2,256 (+9%)	3mo	$308,750	$137	68
52 Pintail Ct NE	0.34mi	5/3.0 (+1)	2,256 (+9%)	7mo	$306,710	$136	56

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: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,373
• Equity at exit: $103,359

10-year hold

• IRR: 4.4%
• Equity multiple: 1.55×
• Total profit: $45,497
• Equity at exit: $139,266

Cash invested: $82,768 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$1,550
• Tax est. 1.5%: −$370 /mo · $4,434/yr
• Insurance: −$123
• HOA: −$45
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-145

Break-even live

Break-even rent $2,643

Max offer price $274,552

Occupancy floor —

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: $73,900
• Closing costs: $8,868
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	43d	1	0.99mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	43d	1	1.45mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 19 events

1. 2026-06-19
   days on market $295,600 Active 80 DOM
2. 2026-06-18
   days on market $295,600 Active 79 DOM
3. 2026-06-17
   days on market $295,600 Active 78 DOM
4. 2026-06-16
   days on market $295,600 Active 77 DOM
5. 2026-06-15
   days on market $295,600 Active 76 DOM
6. 2026-06-14
   days on market $295,600 Active 74 DOM
7. 2026-06-13
   days on market $295,600 Active 73 DOM
8. 2026-06-10
   days on market $295,600 Active 71 DOM
9. 2026-06-09
   days on market $295,600 Active 70 DOM
10. 2026-06-08
    days on market $295,600 Active 69 DOM
11. 2026-06-07
    days on market $295,600 Active 68 DOM
12. 2026-06-05
    days on market $295,600 Active 65 DOM
13. 2026-06-03
    days on market $295,600 Active 64 DOM
14. 2026-06-02
    days on market $295,600 Active 63 DOM
15. 2026-06-01
    days on market $295,600 Active 62 DOM
16. 2026-05-31
    days on market $295,600 Active 61 DOM
17. 2026-05-30
    days on market $295,600 Active 60 DOM
18. 2026-03-31
    listed $295,600 Active 936-char remark

    Show marketing remark (936 chars)

    Welcome to our the Bagley – a stunning residence featuring 4 bedrooms and 2.5 bathrooms located in Doctor's Creek, designed with versatile spaces to accommodate any lifestyle. Enter through a welcoming foyer that offers clear sightlines to the flex room, ideal for a home office or additional living space. As you proceed down the hallway, you'll discover a spacious family room. The family room seamlessly connects to the kitchen, which boasts a corner pantry and a breakfast bar, ensuring the cook remains part of the action. Upstairs, three bedrooms with ample closet space share a conveniently located hall bathroom. The primary suite features a luxurious bathroom equipped with a garden tub, a separate shower, and an expansive walk-in closet. For added convenience, the laundry room is also located upstairs. Artistic renderings are for visual reference only and that actual floor plans, features, and inclusions may differ.

19. 2026-03-27
    listed $295,600 Active 936-char remark

    Show marketing remark (936 chars)

    Welcome to our the Bagley – a stunning residence featuring 4 bedrooms and 2.5 bathrooms located in Doctor's Creek, designed with versatile spaces to accommodate any lifestyle. Enter through a welcoming foyer that offers clear sightlines to the flex room, ideal for a home office or additional living space. As you proceed down the hallway, you'll discover a spacious family room. The family room seamlessly connects to the kitchen, which boasts a corner pantry and a breakfast bar, ensuring the cook remains part of the action. Upstairs, three bedrooms with ample closet space share a conveniently located hall bathroom. The primary suite features a luxurious bathroom equipped with a garden tub, a separate shower, and an expansive walk-in closet. For added convenience, the laundry room is also located upstairs. Artistic renderings are for visual reference only and that actual floor plans, features, and inclusions may differ.

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $29,504
• − Mortgage interest: −$16,558
• − Property taxes: −$4,434
• − Insurance: −$1,478
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$540
• − Depreciation: −$8,599
• Taxable loss: −$6,826
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-107/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 · 1 photo

Excellent 100/100 None rehab

This property is a brand-new construction with no visible signs of wear or damage, making it move-in ready and ideal for both resale and rental.

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

+0.0% since first listed

2 events — show timeline

• 2026-03-31 Listed $295,600 Hive MLS
• 2026-03-27 Listed $295,600 HABR