169 Mcclelland Rd NE · Ludowici, GA 31316

$292,100

4 bd · 2.5 ba · 1,997 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition 0.36 ac lot $30/mo HOA · 1% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome Home to 169 McClelland Rd NE! This stunning Hannah plan in sought-after Paxton Hill puts you steps from schools and recreation, with quick access to Hinesville and Fort Stewart. A soaring two-story foyer sets the tone the moment you walk in with a dedicated dining room adjacent! The open family room impresses with natural light, a cozy fireplace, and a seamless view to the kitchen — featuring granite counters, a large island, and a walk-in pantry perfect for entertaining. A laundry room, powder bath plus patio and garage access round out the main floor. Upstairs, the vaulted primary suite is the showstopper — complete with dual vanities, a soaking tub, separate shower, a

Key facts

• Open family room
• Large island
• Granite counters

Tags

• TWO STORY FOYER
• DEDICATED DINING ROOM
• OPEN FAMILY ROOM
• GRANITE COUNTERS
• LARGE ISLAND
• WALK IN PANTRY

Property features AI

Finance

• Other: Green energy efficient windows; Subdivision: Paxton Hill; Directions available: Located along McClelland Road in Ludowici; from Hwy 84 travel down McClelland Road to lot 303 on the right
• HOA & community: Homeowners association with $360 annual fee ($30/month equivalent)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Under construction / New construction; 2 stories; No common walls (no one above or below)
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as new construction
• Exterior features: Patio; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven (self-cleaning); Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Central air (electric); Electric heating with forced air and heat pump
• Interior features: Double vanity; Entrance foyer; High ceilings; Kitchen island; Pantry; Vaulted ceilings; Double-pane windows; Electric fireplace in family room
• Laundry & utility: Laundry room; Laundry located in hall

🏗️ New construction. The $292,100 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,808.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $292k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (15.8% below list).
• Recommended offer: $246k (15.8% 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $246,073 (15.8% 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 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $289,808
• List price: $292,100
• Delta: 0.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
453 Lanier Rd NE	0.73mi	4/2.0	1,926 (-4%)	9mo	$304,425	$158	51
78 Avondale Dr NE	0.66mi	4/2.5	1,852 (-7%)	8mo	$282,000	$152	50
96 Deerfield Drive Dr NE	0.70mi	4/2.5	2,065 (+3%)	14mo	$300,000	$145	50
115 Freshwater Ln	0.59mi	3/2.0 (-1)	1,894 (-5%)	10mo	$294,900	$156	48
311 Lanier Rd NE	0.61mi	3/2.0 (-1)	1,894 (-5%)	10mo	$294,900	$156	47
15 Loganberry Ln NE	0.68mi	4/2.5	2,236 (+12%)	4mo	$298,800	$134	45
365 Carson St NE	0.68mi	4/2.0	1,844 (-8%)	11mo	$275,000	$149	44
385 Carson St	0.68mi	3/2.0 (-1)	1,778 (-11%)	1mo	$300,000	$169	42
247 NE Morgan Field Blvd	0.72mi	4/2.5	1,810 (-9%)	12mo	$278,000	$154	41
78 Deerfield Dr NE	0.70mi	5/3.0 (+1)	2,256 (+13%)	14mo	$326,435	$145	27
136 Deerfield Dr NE	0.71mi	5/3.0 (+1)	2,256 (+13%)	14mo	$310,125	$137	27
136 Deerfield Drive Dr NE	0.71mi	5/3.0 (+1)	2,256 (+13%)	14mo	$310,125	$137	27

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: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,072
• Equity at exit: $101,333

10-year hold

• IRR: 5.2%
• Equity multiple: 1.64×
• Total profit: $51,961
• Equity at exit: $136,537

Cash invested: $81,146 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,347/yr
• Insurance: −$121
• HOA: −$30
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-89

Break-even live

Break-even rent $2,573

Max offer price $276,955

Occupancy floor 99%

Sensitivity live

Price	-10% $111	-5% $11	+0% $-89	+5% $-189	+10% $-289
Rent	-10% $-283	-5% $-186	+0% $-89	+5% $8	+10% $106
Rate	-1.0pp $57	-0.5pp $-15	base $-89	+0.5pp $-164	+1.0pp $-240

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: $72,452
• Closing costs: $8,694
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	45d	1	0.66mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	1.15mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 20 events

1. 2026-06-21
   days on market $292,100 Active 39 DOM
2. 2026-06-19
   days on market $292,100 Active 37 DOM
3. 2026-06-18
   days on market $292,100 Active 36 DOM
4. 2026-06-17
   days on market $292,100 Active 35 DOM
5. 2026-06-16
   days on market $292,100 Active 34 DOM
6. 2026-06-15
   days on market $292,100 Active 33 DOM
7. 2026-06-14
   days on market $292,100 Active 31 DOM
8. 2026-06-13
   days on market $292,100 Active 30 DOM
9. 2026-06-10
   days on market $292,100 Active 28 DOM
10. 2026-06-09
    days on market $292,100 Active 27 DOM
11. 2026-06-08
    days on market $292,100 Active 26 DOM
12. 2026-06-07
    days on market $292,100 Active 25 DOM
13. 2026-06-05
    days on market $292,100 Active 22 DOM
14. 2026-06-03
    days on market $292,100 Active 21 DOM
15. 2026-06-02
    days on market $292,100 Active 20 DOM
16. 2026-06-01
    days on market $292,100 Active 19 DOM
17. 2026-05-31
    days on market $292,100 Active 18 DOM
18. 2026-05-30
    days on market $292,100 Active 17 DOM
19. 2026-05-13
    listed $292,100 Active 837-char remark
20. 2026-05-13
    listed $292,100 Active 837-char remark

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% 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: $29,529
• − Mortgage interest: −$16,234
• − Property taxes: −$4,347
• − Insurance: −$1,449
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$360
• − Depreciation: −$8,431
• Taxable loss: −$6,017
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $378/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in excellent condition with a fresh paint job and well-maintained landscaping, making it a move-in-ready property with high resale and rental potential.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen. ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-05-13 Listed $292,100 Hive MLS