212 Cutters Gap SE · Ludowici, GA 31316

$239,898

4 bd · 3.0 ba · 2,560 sqft · Manufactured public records · 91 Days on market

Built 2008 1.75 ac lot $94/sqft · 32% below area Est $320k · 25% under

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Why this score? — see what drove the B 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• 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

Listing remarks MLS

HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

Key facts

• Double vanity
• Walk-in closet
• Soaking tub

Tags

• 1.75-ACRE LOT
• OPEN CONCEPT LAYOUT
• WALK-IN CLOSET
• DOUBLE VANITY
• SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 41% 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 ($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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k 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 ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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.
• Current owner paid $186k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $218,307 (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: 1.07% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $319,667
• List price: $239,898
• Delta: -24.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.60×
• Total profit: $40,230
• Equity at exit: $83,882

10-year hold

• IRR: 15.2%
• Equity multiple: 2.87×
• Total profit: $125,840
• Equity at exit: $113,023

Cash invested: $67,171 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,563 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $533

Break-even live

Break-even rent $1,888

Max offer price $239,898

Occupancy floor 74%

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: $59,974
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	43d	1	0.83mi
53 Allen Rawls Way SE Ludowici, GA	5.0	3.0	2410	$2,650	$1.10	43d	1	0.93mi
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	43d	1	1.36mi

Listing history 38 events

1. 2026-06-18
   status $239,898 Under Contract 91 DOM
2. 2026-06-18
   days on market $239,898 Active 91 DOM
3. 2026-06-17
   days on market $239,898 Active 90 DOM
4. 2026-06-16
   days on market $239,898 Active 89 DOM
5. 2026-06-15
   days on market $239,898 Active 88 DOM
6. 2026-06-14
   days on market $239,898 Active 86 DOM
7. 2026-06-13
   days on market $239,898 Active 85 DOM
8. 2026-06-10
   days on market $239,898 Active 83 DOM
9. 2026-06-09
   days on market $239,898 Active 82 DOM
10. 2026-06-08
    days on market $239,898 Active 81 DOM
11. 2026-06-07
    days on market $239,898 Active 80 DOM
12. 2026-06-05
    days on market $239,898 Active 77 DOM
13. 2026-06-03
    statusdays on market $239,898 Active 76 DOM
14. 2026-06-02
    days on market $239,898 Price Change 75 DOM
15. 2026-06-01
    days on market $239,898 Price Change 74 DOM
16. 2026-06-01
    pricestatus $239,898 Price Change 73 DOM
17. 2026-05-31
    days on market $239,899 Active 73 DOM
18. 2026-05-30
    days on market $239,899 Active 72 DOM
19. 2026-05-13
    price $239,899 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

20. 2026-05-12
    price $239,899 1396-char remark

    Show marketing remark (1396 chars)

    HUGE PRICE REDUCTION!! Welcome home to 212 Cutters Gap SE! **Seller is offering $5,000 in seller concessions!!** Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, the spacious 4-bedroom, 3-bathroom home offers, comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open concept, layout with living room and bonus room (which could be used as a living area or a fifth bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counterspace and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long county. Located only 20 minutes from Fort Stewart. (The grass has been greened in the photos.)

21. 2026-04-20
    price $239,900 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

22. 2026-04-19
    price $239,900 1396-char remark

    Show marketing remark (1396 chars)

    HUGE PRICE REDUCTION!! Welcome home to 212 Cutters Gap SE! **Seller is offering $5,000 in seller concessions!!** Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, the spacious 4-bedroom, 3-bathroom home offers, comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open concept, layout with living room and bonus room (which could be used as a living area or a fifth bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counterspace and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long county. Located only 20 minutes from Fort Stewart. (The grass has been greened in the photos.)

23. 2026-04-10
    price $244,899 1410-char remark

    Show marketing remark (1396 chars)

    HUGE PRICE REDUCTION!! Welcome home to 212 Cutters Gap SE! **Seller is offering $5,000 in seller concessions!!** Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, the spacious 4-bedroom, 3-bathroom home offers, comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open concept, layout with living room and bonus room (which could be used as a living area or a fifth bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counterspace and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long county. Located only 20 minutes from Fort Stewart. (The grass has been greened in the photos.)

24. 2026-04-10
    price $244,899 1396-char remark

    Show marketing remark (1396 chars)

    HUGE PRICE REDUCTION!! Welcome home to 212 Cutters Gap SE! **Seller is offering $5,000 in seller concessions!!** Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, the spacious 4-bedroom, 3-bathroom home offers, comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open concept, layout with living room and bonus room (which could be used as a living area or a fifth bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counterspace and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long county. Located only 20 minutes from Fort Stewart. (The grass has been greened in the photos.)

25. 2026-03-21
    price $244,999 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

26. 2026-03-20
    price $244,999 1396-char remark

    Show marketing remark (1396 chars)

    HUGE PRICE REDUCTION!! Welcome home to 212 Cutters Gap SE! **Seller is offering $5,000 in seller concessions!!** Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, the spacious 4-bedroom, 3-bathroom home offers, comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open concept, layout with living room and bonus room (which could be used as a living area or a fifth bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counterspace and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long county. Located only 20 minutes from Fort Stewart. (The grass has been greened in the photos.)

27. 2026-03-19
    listed $248,999 New 1396-char remark

    Show marketing remark (1396 chars)

    HUGE PRICE REDUCTION!! Welcome home to 212 Cutters Gap SE! **Seller is offering $5,000 in seller concessions!!** Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, the spacious 4-bedroom, 3-bathroom home offers, comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open concept, layout with living room and bonus room (which could be used as a living area or a fifth bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counterspace and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long county. Located only 20 minutes from Fort Stewart. (The grass has been greened in the photos.)

28. 2026-02-05
    price $248,999 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

29. 2026-01-21
    price $249,498 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

30. 2025-12-31
    price $249,499 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

31. 2025-12-05
    price $249,500 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

32. 2025-10-23
    listed $249,900 Active 1410-char remark

    Show marketing remark (1410 chars)

    HUGE PRICE REDUCTION!! Welcome Home to 212 Cutters Gap SE! * * Seller is offering $5,000 in seller concesssions!! * * Make us an OFFER!! Located in the peaceful Cutter's Gap neighborhood of Ludowici, Georgia, this spacious 4-bedroom, 3-bath home offers comfort, privacy, and move-in readiness on a 1.75-acre lot. The interior has been completely updated with new paint and flooring throughout the home. Inside, enjoy an open-concept layout with living room and bonus room (which could be used as a living area or 5th bedroom), perfect for family gatherings, a home office, or entertaining guests. The kitchen flows seamlessly into the main living area, offering ample counter space and casual dining options. The primary suite provides a private retreat with a walk-in closet, double vanity, a soaking tub, and a separate shower. Three additional bedrooms and two additional full baths offer space for family, guests, or hobbies. Outside, the level lot provides plenty of room for pets, gardening, or outdoor fun, all within a quiet, country setting just minutes from downtown Ludowici, schools, and local conveniences. Also located outside are two storage buildings with electricity run to both as well as outlets throughout. This home is located outside of the city limits and is located in Long County. Conveniently located only 20 minutes from Fort Stewart. (The grass has been greened in the photos. )

33. 2021-10-04
    soldstatus $186,010
34. 2021-07-20
    listed $180,000
35. 2019-09-26
    soldstatus $89,000
36. 2019-08-05
    listed $89,900
37. 2016-03-22
    soldstatus $82,300
38. 2013-10-30
    soldstatus $75,000

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$605/yr (+$50/mo · 37.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $30,751
• − Mortgage interest: −$13,438
• − Property taxes: −$1,602
• − Insurance: −$1,199
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$6,979
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $5,768/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

+219.9% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $239,899 HABR
• 2026-05-12 Price Changed $239,899 GAMLS
• 2026-04-20 Price Changed $239,900 HABR
• 2026-04-19 Price Changed $239,900 GAMLS
• 2026-04-10 Price Changed $244,899 HABR
• 2026-04-10 Price Changed $244,899 GAMLS
• 2026-03-21 Price Changed $244,999 HABR
• 2026-03-20 Price Changed $244,999 GAMLS
• 2026-03-19 Listed $248,999 GAMLS
• 2026-02-05 Price Changed $248,999 HABR
• 2026-01-21 Price Changed $249,498 HABR
• 2025-12-31 Price Changed $249,499 HABR
• 2025-12-05 Price Changed $249,500 HABR
• 2025-10-23 Listed $249,900 HABR
• 2021-10-04 Sold (MLS) $186,010 HABR
• 2021-07-20 Listed $180,000 HABR
• 2019-09-26 Sold (MLS) $89,000 HABR
• 2019-08-05 Listed $89,900 HABR
• 2016-03-22 Sold (Public Records) $82,300 Public Records
• 2013-10-30 Sold (Public Records) $75,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,602 · -14.1% YoY. Source: county tax records.