54 SW Pear St · Ludowici, GA 31316

$214,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 92 Days on market

Built 2024 10,019 sqft lot $166/sqft · at area comps Est $226k · at est. ↓ 15% 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 +20.8/30.0
• ARV discount +9.7/15.0
• DSCR +6.6/10.0
• Appreciation +5.6/10.0
• 1% rule +4.6/10.0
• 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

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
• Local amenities

Tags

• OPEN LAYOUT
• STAINLESS-STEEL APPLIANCES
• PEACEFUL SURROUNDINGS
• NO HOA
• EASY BASE ACCESS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (4.1% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $60k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 92 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $195,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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: 0.96% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $225,744
• List price: $214,900
• Delta: -4.80%
• 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
60 Oak Ridge Cemetery Rd	0.33mi	3/2.0	1,300 (+0%)	14mo	$227,000	$175	72
122 Oak Ridge Cemetery Rd SW	0.28mi	3/2.0	1,282 (-1%)	23mo	$230,000	$179	66
819 S Mcdonald St	0.45mi	3/2.0	1,194 (-8%)	3mo	$51,000	$43	63
142 Railroad St	0.48mi	3/2.0	1,292 (-0%)	19mo	$220,000	$170	61
613 S Macon St	0.63mi	3/2.0	1,282 (-1%)	10mo	$217,000	$169	60
21 SW Oak Ridge Cemetery Rd SW	0.36mi	3/2.0	1,473 (+14%)	8mo	$285,000	$193	54
625 S Macon St	0.63mi	3/2.0	1,282 (-1%)	22mo	$230,000	$179	51
177 Palmetto Way NE	0.69mi	3/2.5	1,369 (+6%)	8mo	$242,900	$177	50
398 Macon St	0.60mi	3/2.0	1,172 (-10%)	18mo	$210,500	$180	42
173 Franklin Tree Dr NE	0.50mi	3/2.0	1,132 (-13%)	19mo	$222,300	$196	40
55 Union St	0.62mi	4/3.0 (+1)	1,472 (+14%)	18mo	$250,000	$170	24

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: 7.9%
• Equity multiple: 1.41×
• Total profit: $24,486
• Equity at exit: $75,141

10-year hold

• IRR: 11.8%
• Equity multiple: 2.46×
• Total profit: $87,779
• Equity at exit: $101,246

Cash invested: $60,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $296

Break-even live

Break-even rent $1,687

Max offer price $214,900

Occupancy floor 81%

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: $53,725
• Closing costs: $6,447
• 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	43d	1	0.50mi
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	43d	1	0.51mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	43d	1	0.88mi

Listing history 29 events

1. 2026-06-19
   days on market $214,900 Active 92 DOM
2. 2026-06-18
   days on market $214,900 Active 91 DOM
3. 2026-06-17
   days on market $214,900 Active 90 DOM
4. 2026-06-16
   days on market $214,900 Active 89 DOM
5. 2026-06-15
   days on market $214,900 Active 88 DOM
6. 2026-06-14
   days on market $214,900 Active 86 DOM
7. 2026-06-13
   days on market $214,900 Active 85 DOM
8. 2026-06-10
   days on market $214,900 Active 83 DOM
9. 2026-06-09
   days on market $214,900 Active 82 DOM
10. 2026-06-08
    days on market $214,900 Active 81 DOM
11. 2026-06-07
    days on market $214,900 Active 80 DOM
12. 2026-06-05
    days on market $214,900 Active 77 DOM
13. 2026-06-03
    days on market $214,900 Active 76 DOM
14. 2026-06-02
    days on market $214,900 Active 75 DOM
15. 2026-06-01
    days on market $214,900 Active 74 DOM
16. 2026-05-31
    days on market $214,900 Active 73 DOM
17. 2026-05-30
    days on market $214,900 Active 72 DOM
18. 2026-05-15
    price $214,900 969-char remark

    Show marketing remark (957 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. 2026-05-15
    price $214,900 957-char remark

    Show marketing remark (957 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. 2026-05-15
    price $214,900

    Show marketing remark (957 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.

21. 2026-04-23
    price $224,900
22. 2026-03-19
    listed $239,900 Active
23. 2026-03-13
    listed $239,900 New 957-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.

24. 2026-03-13
    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.

25. 2025-12-31
    historical
26. 2025-12-31
    historical
27. 2025-08-06
    listed $230,000 Active
28. 2025-07-26
    price $230,000
29. 2025-07-25
    listed $252,000 New

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$582/yr (+$48/mo · 41.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $24,742
• − Mortgage interest: −$12,038
• − Property taxes: −$1,395
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$6,252
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $3,547/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

• 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

-14.7% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $214,900 Hive MLS
• 2026-05-15 Price Changed $214,900 GAMLS
• 2026-05-15 Price Changed $214,900 HABR
• 2026-04-23 Price Changed $224,900 HABR
• 2026-03-19 Listed $239,900 HABR
• 2026-03-13 Listed $239,900 Hive MLS
• 2026-03-13 Listed $239,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-08-06 Listed $230,000 Hive MLS
• 2025-07-26 Price Changed $230,000 GAMLS
• 2025-07-25 Listed $252,000 GAMLS

Property tax history

+39.1%/yr

Latest (2025): $1,395 · +3045.0% YoY. Source: county tax records.