292 Forest St NE · Ludowici, GA 31316

$275,000

4 bd · 2.0 ba · 2,174 sqft · SingleFamily public records · 58 Days on market

Built 2011 0.58 ac lot $126/sqft · at area comps Est $279k · at est.

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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 +10.0/30.0
• ARV discount +8.2/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Spacious bedrooms offer plenty of natural light and storage, while the private primary suite creates a relaxing retreat. Step outside to enjoy the expansive yard—perfect for gatherings, gardening, or simply unwinding. Conveniently located near local schools, shopping, and just a short drive to Fort Stewart, this home combines space, comfort, and accessibility. Don't miss this move-in ready opportunity—schedule your showing today!

Key facts

• Bright open layout
• Expansive yard
• Large yard

Tags

• LARGE YARD
• BRIGHT OPEN LAYOUT
• PRIVATE PRIMARY SUITE
• EXPANSIVE YARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic tank sewer; Underground utilities
• Home design: Single-family residence; 2 stories
• Exterior features: Approximately 0.58-acre lot

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Has view
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (18.6% below list).
• Recommended offer: $224k (18.6% 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.
• 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 58 days — a 3% lower offer ($267k) 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.
• Current owner paid $230k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,781 (18.6% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $279,358
• List price: $275,000
• Delta: -1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Forest St NE	0.13mi	4/2.5	2,096 (-4%)	17mo	$290,000	$138	71
252 Lincoln Way Way NE	0.18mi	4/2.5	2,135 (-2%)	23mo	$280,000	$131	68
94 Forest Street St NE	0.12mi	4/2.5	2,040 (-6%)	21mo	$265,000	$130	65
23 Forest St NE	0.21mi	4/2.0	1,979 (-9%)	16mo	$270,000	$136	62
344 Coleman Pass NE	0.33mi	4/2.5	2,116 (-3%)	21mo	$290,900	$137	61
2817 Elim Church Rd	0.57mi	4/2.5	2,095 (-4%)	16mo	$304,500	$145	52
72 NE Long Way St	0.49mi	4/2.5	2,300 (+6%)	18mo	$290,000	$126	50
68 Lincoln Way NE	0.41mi	3/2.0 (-1)	1,857 (-15%)	23mo	$269,000	$145	32
375 Morgan Field Blvd NE	0.75mi	5/3.0 (+1)	2,024 (-7%)	15mo	$299,000	$148	32
196 Brandonwood Rd NE	0.74mi	5/3.0 (+1)	2,426 (+12%)	24mo	$339,500	$140	18

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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-3,111
• Equity at exit: $96,156

10-year hold

• IRR: 4.0%
• Equity multiple: 1.50×
• Total profit: $38,348
• Equity at exit: $129,560

Cash invested: $77,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$375 /mo · $4,502/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-164

Break-even live

Break-even rent $2,445

Max offer price $246,027

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-86	+0% $-164	+5% $-242	+10% $-320
Rent	-10% $-341	-5% $-252	+0% $-164	+5% $-76	+10% $13
Rate	-1.0pp $-26	-0.5pp $-94	base $-164	+0.5pp $-235	+1.0pp $-308

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	0.17mi

Listing history 23 events

1. 2026-06-21
   pricedays on market $275,000 Active 58 DOM
2. 2026-06-19
   days on market $285,000 Active 56 DOM
3. 2026-06-18
   days on market $285,000 Active 55 DOM
4. 2026-06-17
   days on market $285,000 Active 54 DOM
5. 2026-06-16
   days on market $285,000 Active 53 DOM
6. 2026-06-15
   days on market $285,000 Active 52 DOM
7. 2026-06-14
   days on market $285,000 Active 50 DOM
8. 2026-06-13
   days on market $285,000 Active 49 DOM
9. 2026-06-10
   days on market $285,000 Active 47 DOM
10. 2026-06-09
    days on market $285,000 Active 46 DOM
11. 2026-06-09
    remarks 693-char remark
12. 2026-06-08
    days on market $285,000 Active 45 DOM
13. 2026-06-07
    days on market $285,000 Active 44 DOM
14. 2026-06-05
    days on market $285,000 Active 41 DOM
15. 2026-06-03
    days on market $285,000 Active 40 DOM
16. 2026-06-02
    days on market $285,000 Active 39 DOM
17. 2026-06-01
    days on market $285,000 Active 38 DOM
18. 2026-05-31
    days on market $285,000 Active 37 DOM
19. 2026-05-30
    days on market $285,000 Active 36 DOM
20. 2026-04-24
    listed $285,000 Active 445-char remark

    Show marketing remark (445 chars)

    Spacious bedrooms offer plenty of natural light and storage, while the private primary suite creates a relaxing retreat. Step outside to enjoy the expansive yard—perfect for gatherings, gardening, or simply unwinding. Conveniently located near local schools, shopping, and just a short drive to Fort Stewart, this home combines space, comfort, and accessibility. Don't miss this move-in ready opportunity—schedule your showing today!

21. 2026-04-03
    listed $285,000 Active 808-char remark
22. 2024-01-02
    soldstatus $230,000
23. 2011-04-29
    soldstatus $110,000

ⓘ 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: $4,502 · $375/mo
• Projected year-2 tax: $4,502 · $375/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 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: $26,854
• − Mortgage interest: −$15,404
• − Property taxes: −$4,502
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$8,000
• Taxable loss: −$6,724
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-354/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

+159.1% since first listed

4 events — show timeline

• 2026-04-24 Listed $285,000 HABR
• 2026-04-03 Listed $285,000 Hive MLS
• 2024-01-02 Sold (Public Records) $230,000 Public Records
• 2011-04-29 Sold (Public Records) $110,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,502 · +67.8% YoY. Source: county tax records.