2370 Firetower Rd · Ludowici, GA 31316

$229,897

4 bd · 3.0 ba · 1,976 sqft · SingleFamily · 45 Days on market

Built 2026 Good condition 1.00 ac lot $116/sqft · 40% below area Est $380k · 40% under ↓ 12% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Appreciation +5.6/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

LOT 11 SITS ON 5 ACRES!!! ENERGY EFFICIENT HOME! FREE SIX SEATER GOLF CART INCLUDED ONLY UNDER CONTRACT MONTH OF MARCH ! 5 ACRE WILL GO VA AND FHA ! Don't miss out on this Charming NEW 4 bedroom / 3-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Exterior photos enhanced for lawn purposes. Homes qualify for FHA and VA loans with a permanent foundation. Pictures of Model

Key facts

• Free golf cart
• Brand new appliances
• 5 acres

Tags

• 5 ACRES
• FREE GOLF CART
• ENERGY EFFICIENT HOME
• MODERN HOME ESSENTIALS
• BRAND NEW APPLIANCES

Property features AI

Finance

• Other: Listing broker: Seaside Realty Services

Exterior

• Parking: Driveway; Has open parking
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured house; Single-family residential property; Currently under construction; Road frontage on a highway; 1 acre lot
• Construction: Vinyl siding; Block foundation
• Exterior features: No exterior features listed; No fencing; Shingle roof

Interior

• Kitchen: Cooktop; Range hood; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 3 full bathrooms
• Interior features: Electric water heater; No fireplace; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $228k (1.0% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $64k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $223,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $380,256
• List price: $229,897
• Delta: -39.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.30×
• Total profit: $19,432
• Equity at exit: $80,385

10-year hold

• IRR: 10.0%
• Equity multiple: 2.24×
• Total profit: $79,587
• Equity at exit: $108,311

Cash invested: $64,371 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $209

Break-even live

Break-even rent $2,011

Max offer price $229,897

Occupancy floor 86%

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: $57,474
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $229,897 Active 45 DOM
2. 2026-06-18
   days on market $229,897 Active 44 DOM
3. 2026-06-17
   days on market $229,897 Active 43 DOM
4. 2026-06-16
   days on market $229,897 Active 42 DOM
5. 2026-06-15
   days on market $229,897 Active 41 DOM
6. 2026-06-14
   days on market $229,897 Active 39 DOM
7. 2026-06-13
   pricedays on market $229,897 Active 38 DOM
8. 2026-06-10
   pricedays on market $229,899 Active 36 DOM
9. 2026-06-09
   days on market $229,900 Active 35 DOM
10. 2026-06-09
    price $229,900 Active 34 DOM
11. 2026-06-08
    days on market $249,987 Active 34 DOM
12. 2026-06-07
    pricedays on market $249,987 Active 33 DOM
13. 2026-06-05
    pricedays on market $249,988 Active 30 DOM
14. 2026-06-03
    days on market $249,989 Active 29 DOM
15. 2026-06-03
    price $249,989 Active 28 DOM
16. 2026-06-02
    days on market $249,990 Active 28 DOM
17. 2026-06-01
    days on market $249,990 Active 27 DOM
18. 2026-05-31
    days on market $249,990 Active 26 DOM
19. 2026-05-30
    days on market $249,990 Active 25 DOM
20. 2026-05-18
    price $249,994 752-char remark
21. 2026-05-15
    price $249,995 752-char remark
22. 2026-05-13
    price $249,996 752-char remark
23. 2026-05-13
    price $249,997 752-char remark
24. 2026-05-08
    price $249,998 752-char remark
25. 2026-05-05
    price $249,900 752-char remark
26. 2026-05-05
    price $259,873 752-char remark
27. 2026-05-04
    price $259,877 752-char remark
28. 2026-05-01
    price $259,878 752-char remark
29. 2026-05-01
    price $259,879 752-char remark
30. 2026-03-27
    listed $259,880 Active 752-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,308
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,149
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$6,688
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,802/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 · 10 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern updates and a good location. It is move-in ready and has the potential for further value increases with minor cosmetic improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
• Both Add a small shed or storage unit — Additional storage can be useful for both resale and rental purposes

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑
• Both Add a small shed or storage unit — Additional storage can be useful for both resale and rental purposes ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-11.5% since first listed

23 events — show timeline

• 2026-06-12 Price Changed $229,897 HABR
• 2026-06-11 Price Changed $229,898 HABR
• 2026-06-10 Price Changed $229,899 HABR
• 2026-06-08 Price Changed $229,900 HABR
• 2026-06-05 Price Changed $249,987 HABR
• 2026-06-03 Price Changed $249,988 HABR
• 2026-06-02 Price Changed $249,989 HABR
• 2026-05-29 Price Changed $249,990 HABR
• 2026-05-27 Price Changed $249,991 HABR
• 2026-05-26 Relisted — HABR
• 2026-05-26 Price Changed $249,992 HABR
• 2026-05-21 Delisted — HABR
• 2026-05-18 Price Changed $249,994 HABR
• 2026-05-15 Price Changed $249,995 HABR
• 2026-05-13 Price Changed $249,996 HABR
• 2026-05-13 Price Changed $249,997 HABR
• 2026-05-08 Price Changed $249,998 HABR
• 2026-05-05 Price Changed $249,900 HABR
• 2026-05-05 Price Changed $259,873 HABR
• 2026-05-04 Price Changed $259,877 HABR
• 2026-05-01 Price Changed $259,878 HABR
• 2026-05-01 Price Changed $259,879 HABR
• 2026-03-27 Listed $259,880 HABR