73 Taylor's Creek Spur · Ludowici, GA 31316

$269,900

4 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 9 Days on market

Built 2024 0.63 ac lot $187/sqft · 9% above area Est $248k · 9% over

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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 +13.2/30.0
• Appreciation +5.6/10.0
• DSCR +4.0/10.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 73 Taylors Creek Spur in Ludowici—a beautiful home built in 2024 offering upgraded features and a spacious layout on a 0.63-acre lot. This 4-bedroom, 2-bathroom home also includes a 2-car garage. Inside you find luxury vinyl plank flooring throughout the main living areas and bathrooms. The kitchen is equipped with granite countertops, stainless steel appliances, and a convenient breakfast bar. The master suite offers a large en-suite bathroom featuring double vanity sinks. On the opposite side of the home, you'll find three additional bedrooms and a full bathroom. Enjoy outdoor living with a spacious yard complete with an irrigation system. Conveniently located just a short drive from Hinesville and Fort Stewart.

Key facts

• Upgraded features
• Granite countertops
• Spacious layout

Tags

• UPGRADED FEATURES
• SPACIOUS LAYOUT
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Shared well; Septic tank
• Home design: Single-family residence, 1 story
• Construction: Brick construction
• Exterior features: 0.63-acre lot; Turn off Flowers Rd. onto Taylor Creek Dr. NE, then onto Taylor Creek Spur; home is on the left

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central electric heating and central electric cooling; Underground utilities
• Laundry & utility: Laundry room with washer hookup and additional laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-3 ($-41/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (16.6% below list).
• Recommended offer: $225k (16.6% 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.
• 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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, 97% 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 $225,015 (16.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $248,200
• List price: $269,900
• Delta: 9.59%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.09×
• Total profit: $6,912
• Equity at exit: $94,372

10-year hold

• IRR: 6.3%
• Equity multiple: 1.78×
• Total profit: $58,953
• Equity at exit: $127,158

Cash invested: $75,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$253 /mo · $3,038/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-3

Break-even live

Break-even rent $2,254

Max offer price $269,299

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $73	+0% $-3	+5% $-80	+10% $-156
Rent	-10% $-181	-5% $-92	+0% $-3	+5% $85	+10% $174
Rate	-1.0pp $133	-0.5pp $65	base $-3	+0.5pp $-73	+1.0pp $-144

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Taylors Creek Spur Ludowici, GA	3.0	2.0	1160	$1,900	$1.64	45d	1	0.03mi

Listing history 22 events

1. 2026-06-21
   days on market $269,900 Active 9 DOM
2. 2026-06-19
   days on market $269,900 Active 7 DOM
3. 2026-06-18
   days on market $269,900 Active 6 DOM
4. 2026-06-17
   days on market $269,900 Active 5 DOM
5. 2026-06-16
   days on market $269,900 Active 4 DOM
6. 2026-06-15
   days on market $269,900 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $269,900 Active 1 DOM

   Show marketing remark (740 chars)

   Welcome to 73 Taylors Creek Spur in Ludowici—a beautiful home built in 2024 offering upgraded features and a spacious layout on a 0.63-acre lot. This 4-bedroom, 2-bathroom home also includes a 2-car garage. Inside you find luxury vinyl plank flooring throughout the main living areas and bathrooms. The kitchen is equipped with granite countertops, stainless steel appliances, and a convenient breakfast bar. The master suite offers a large en-suite bathroom featuring double vanity sinks. On the opposite side of the home, you'll find three additional bedrooms and a full bathroom. Enjoy outdoor living with a spacious yard complete with an irrigation system. Conveniently located just a short drive from Hinesville and Fort Stewart.

8. 2026-06-10
   days on market $272,000 Active 52 DOM
9. 2026-06-09
   days on market $272,000 Active 51 DOM
10. 2026-06-08
    days on market $272,000 Active 50 DOM
11. 2026-06-07
    days on market $272,000 Active 49 DOM
12. 2026-06-05
    days on market $272,000 Active 46 DOM
13. 2026-06-03
    days on market $272,000 Active 45 DOM
14. 2026-06-02
    days on market $272,000 Active 44 DOM
15. 2026-06-01
    days on market $272,000 Active 43 DOM
16. 2026-05-31
    days on market $272,000 Active 42 DOM
17. 2026-05-30
    days on market $272,000 Active 41 DOM
18. 2026-04-17
    listed $272,000 Active 746-char remark

    Show marketing remark (746 chars)

    Welcome to 73 Taylors Creek Spur in Ludowici—a beautiful home built in 2024 offering upgraded features and a spacious layout on a 0.63-acre lot. This 4-bedroom, 2-bathroom home also includes a 2-car garage. Inside you find luxury vinyl plank flooring throughout the main living areas and bathrooms. The kitchen is equipped with granite countertops, stainless steel appliances, and a convenient breakfast bar. The master suite offers a large en-suite bathroom featuring double vanity sinks. On the opposite side of the home, you’ll find three additional bedrooms and a full bathroom. Enjoy outdoor living with a spacious yard complete with an irrigation system. Conveniently located just a short drive from Hinesville and Fort Stewart.

19. 2026-04-16
    listed $272,000 New 734-char remark

    Show marketing remark (740 chars)

    Welcome to 73 Taylors Creek Spur in Ludowici—a beautiful home built in 2024 offering upgraded features and a spacious layout on a 0.63-acre lot. This 4-bedroom, 2-bathroom home also includes a 2-car garage. Inside you find luxury vinyl plank flooring throughout the main living areas and bathrooms. The kitchen is equipped with granite countertops, stainless steel appliances, and a convenient breakfast bar. The master suite offers a large en-suite bathroom featuring double vanity sinks. On the opposite side of the home, you'll find three additional bedrooms and a full bathroom. Enjoy outdoor living with a spacious yard complete with an irrigation system. Conveniently located just a short drive from Hinesville and Fort Stewart.

20. 2026-04-16
    listed $272,000 Active

    Show marketing remark (740 chars)

    Welcome to 73 Taylors Creek Spur in Ludowici—a beautiful home built in 2024 offering upgraded features and a spacious layout on a 0.63-acre lot. This 4-bedroom, 2-bathroom home also includes a 2-car garage. Inside you find luxury vinyl plank flooring throughout the main living areas and bathrooms. The kitchen is equipped with granite countertops, stainless steel appliances, and a convenient breakfast bar. The master suite offers a large en-suite bathroom featuring double vanity sinks. On the opposite side of the home, you'll find three additional bedrooms and a full bathroom. Enjoy outdoor living with a spacious yard complete with an irrigation system. Conveniently located just a short drive from Hinesville and Fort Stewart.

21. 2024-04-10
    soldstatus $247,900
22. 2006-02-23
    soldstatus $100,000

ⓘ 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: $3,038 · $253/mo
• Projected year-2 tax: $3,038 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (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 97% 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: $27,002
• − Mortgage interest: −$15,119
• − Property taxes: −$3,038
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$7,852
• Taxable loss: −$4,676
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $1,082/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

+169.9% since first listed

8 events — show timeline

• 2026-06-13 Price Changed $269,900 HABR
• 2026-06-12 Price Changed $269,900 GIAR
• 2026-06-12 Listed $269,900 Hive MLS
• 2026-04-17 Listed $272,000 GIAR
• 2026-04-16 Listed $272,000 GAMLS
• 2026-04-16 Listed $272,000 HABR
• 2024-04-10 Sold (Public Records) $247,900 Public Records
• 2006-02-23 Sold (Public Records) $100,000 Public Records

Property tax history

+30.8%/yr

Latest (2025): $3,038 · +11.6% YoY. Source: county tax records.