291 Morgan Field Blvd NE · Ludowici, GA 31316

$277,900

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 48 Days on market

Built 2021 0.51 ac lot $169/sqft · at area comps Est $275k · at est. $30/mo HOA · 1% of rent

---

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 +8.8/30.0
• ARV discount +7.1/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.3/10.0

Listing remarks MLS

* * Sellers are offering $10,000 in closing cost credits!!!! * * Welcome to 291 Morgan Field Blvd, located in the Morgan Place subdivision in Ludowici, GA. This well-maintained 3-bedroom, 2-bath home offers 1,642 square feet of living space on a generous 0.51-acre lot. The split floor plan provides a functional layout with added privacy between the primary suite and secondary bedrooms. The kitchen features granite countertops, a tile backsplash, and stainless steel appliances, along with ample cabinet and counter space for everyday living and entertaining. Vinyl flooring runs throughout the main living areas, with carpet in the bedrooms for added comfort. The spacious primary suite includes double vanities, a separate soaking tub, a walk-in shower, and ample closet space. Two additional bedrooms and a full bath complete the interior. A two-car garage provides additional storage and convenience. Conveniently located approximately 15–20 minutes from Hinesville and Fort Stewart, this property also offers easy access to local dining and shopping options.

Key facts

• Vinyl flooring
• Double vanities
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• VINYL FLOORING
• DOUBLE VANITIES
• SEPARATE SOAKING TUB

Property features AI

Finance

• HOA & community: Homeowners association with $30 monthly fee

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Shared well water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Patio; Has view; Underground utilities

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Accessible full bath
• Laundry & utility: Dedicated laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (20.3% below list).
• Recommended offer: $221k (20.3% 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: 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: 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 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago 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, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,377 (20.3% 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 48 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (median comp): $275,253
• List price: $277,900
• Delta: 0.96%
• 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
129 Morgan Field Blvd NE	0.19mi	4/2.0 (+1)	1,658 (+1%)	0mo	$277,000	$167	84
110 Avondale Dr NE	0.10mi	4/2.0 (+1)	1,658 (+1%)	9mo	$275,000	$166	81
188 Morgan Field Blvd NE	0.10mi	3/2.0	1,521 (-7%)	8mo	$275,000	$181	77
168 Morgan Field Blvd NE	0.11mi	4/2.0 (+1)	1,565 (-5%)	8mo	$275,000	$176	75
143 Long Way	0.36mi	3/2.0	1,569 (-4%)	4mo	$239,900	$153	72
80 Ridge Way NE	0.52mi	3/2.0	1,600 (-3%)	5mo	$256,900	$161	67
385 Carson St	0.43mi	3/2.0	1,778 (+8%)	1mo	$300,000	$169	65
247 NE Morgan Field Blvd	0.04mi	4/2.5 (+1)	1,810 (+10%)	12mo	$278,000	$154	64
78 Avondale Dr NE	0.11mi	4/2.5 (+1)	1,852 (+13%)	8mo	$282,000	$152	59
389 Mcclelland Loop NE	0.59mi	4/2.0 (+1)	1,451 (-12%)	0mo	$279,900	$193	48
65 Norton St NE	0.44mi	4/2.0 (+1)	1,450 (-12%)	11mo	$249,000	$172	46
365 Carson St NE	0.44mi	4/2.0 (+1)	1,844 (+12%)	11mo	$275,000	$149	45

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: -1.8%
• Equity multiple: 0.91×
• Total profit: $-7,112
• Equity at exit: $97,170

10-year hold

• IRR: 3.1%
• Equity multiple: 1.39×
• Total profit: $30,228
• Equity at exit: $130,927

Cash invested: $77,812 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,457
• Tax from tax record: −$374 /mo · $4,488/yr
• Insurance: −$116
• HOA: −$30
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-228

Break-even live

Break-even rent $2,503

Max offer price $237,575

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-150	+0% $-228	+5% $-307	+10% $-386
Rent	-10% $-403	-5% $-316	+0% $-228	+5% $-141	+10% $-53
Rate	-1.0pp $-88	-0.5pp $-158	base $-228	+0.5pp $-300	+1.0pp $-374

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: $69,475
• Closing costs: $8,337
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.65mi
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	44d	1	1.37mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 38 events

1. 2026-06-21
   days on market $277,900 Active 48 DOM
2. 2026-06-19
   days on market $277,900 Active 46 DOM
3. 2026-06-18
   days on market $277,900 Active 45 DOM
4. 2026-06-17
   days on market $277,900 Active 44 DOM
5. 2026-06-16
   days on market $277,900 Active 43 DOM
6. 2026-06-15
   days on market $277,900 Active 42 DOM
7. 2026-06-14
   days on market $277,900 Active 40 DOM
8. 2026-06-13
   pricedays on market $277,900 Active 39 DOM
9. 2026-06-10
   days on market $278,500 Active 37 DOM
10. 2026-06-09
    days on market $278,500 Active 36 DOM
11. 2026-06-08
    days on market $278,500 Active 35 DOM
12. 2026-06-07
    days on market $278,500 Active 34 DOM
13. 2026-06-05
    days on market $278,500 Active 31 DOM
14. 2026-06-03
    days on market $278,500 Active 30 DOM
15. 2026-06-02
    days on market $278,500 Active 29 DOM
16. 2026-06-01
    days on market $278,500 Active 28 DOM
17. 2026-05-31
    days on market $278,500 Active 27 DOM
18. 2026-05-30
    days on market $278,500 Active 26 DOM
19. 2026-05-04
    listed $278,500 Active 1074-char remark

    Show marketing remark (1069 chars)

    * * Sellers are offering $10,000 in closing cost credits!!!! * * Welcome to 291 Morgan Field Blvd, located in the Morgan Place subdivision in Ludowici, GA. This well-maintained 3-bedroom, 2-bath home offers 1,642 square feet of living space on a generous 0.51-acre lot. The split floor plan provides a functional layout with added privacy between the primary suite and secondary bedrooms. The kitchen features granite countertops, a tile backsplash, and stainless steel appliances, along with ample cabinet and counter space for everyday living and entertaining. Vinyl flooring runs throughout the main living areas, with carpet in the bedrooms for added comfort. The spacious primary suite includes double vanities, a separate soaking tub, a walk-in shower, and ample closet space. Two additional bedrooms and a full bath complete the interior. A two-car garage provides additional storage and convenience. Conveniently located approximately 15-20 minutes from Hinesville and Fort Stewart, this property also offers easy access to local dining and shopping options!

20. 2026-05-04
    listed $278,500 Active 1075-char remark

    Show marketing remark (1069 chars)

    * * Sellers are offering $10,000 in closing cost credits!!!! * * Welcome to 291 Morgan Field Blvd, located in the Morgan Place subdivision in Ludowici, GA. This well-maintained 3-bedroom, 2-bath home offers 1,642 square feet of living space on a generous 0.51-acre lot. The split floor plan provides a functional layout with added privacy between the primary suite and secondary bedrooms. The kitchen features granite countertops, a tile backsplash, and stainless steel appliances, along with ample cabinet and counter space for everyday living and entertaining. Vinyl flooring runs throughout the main living areas, with carpet in the bedrooms for added comfort. The spacious primary suite includes double vanities, a separate soaking tub, a walk-in shower, and ample closet space. Two additional bedrooms and a full bath complete the interior. A two-car garage provides additional storage and convenience. Conveniently located approximately 15-20 minutes from Hinesville and Fort Stewart, this property also offers easy access to local dining and shopping options!

21. 2026-05-04
    listed $278,500 Active

    Show marketing remark (1069 chars)

    * * Sellers are offering $10,000 in closing cost credits!!!! * * Welcome to 291 Morgan Field Blvd, located in the Morgan Place subdivision in Ludowici, GA. This well-maintained 3-bedroom, 2-bath home offers 1,642 square feet of living space on a generous 0.51-acre lot. The split floor plan provides a functional layout with added privacy between the primary suite and secondary bedrooms. The kitchen features granite countertops, a tile backsplash, and stainless steel appliances, along with ample cabinet and counter space for everyday living and entertaining. Vinyl flooring runs throughout the main living areas, with carpet in the bedrooms for added comfort. The spacious primary suite includes double vanities, a separate soaking tub, a walk-in shower, and ample closet space. Two additional bedrooms and a full bath complete the interior. A two-car garage provides additional storage and convenience. Conveniently located approximately 15-20 minutes from Hinesville and Fort Stewart, this property also offers easy access to local dining and shopping options!

22. 2026-04-01
    price $278,500
23. 2026-03-18
    historical
24. 2026-02-12
    listed $280,000 New
25. 2025-07-25
    historical
26. 2025-06-17
    listed $265,000
27. 2024-03-07
    soldstatus $257,000
28. 2024-02-29
    soldstatus $257,000
29. 2024-02-29
    soldstatus $257,000 Closed
30. 2024-02-17
    status Pending
31. 2024-02-07
    historical Active Under Contract
32. 2024-01-08
    price $255,000
33. 2023-11-26
    listed $259,900 Active
34. 2023-11-26
    listed $255,000
35. 2021-11-24
    soldstatus $224,995
36. 2021-11-24
    soldstatus $224,995
37. 2021-07-21
    listed $224,995
38. 2021-06-25
    listed $224,995

ⓘ 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: $4,488 · $374/mo
• Projected year-2 tax: $4,488 · $374/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 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $26,565
• − Mortgage interest: −$15,567
• − Property taxes: −$4,488
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − HOA: −$360
• − Depreciation: −$8,084
• Taxable loss: −$7,574
• Est. tax savings @ 24.0%: +$1,818
• After-tax cash flow: $-921/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

+23.5% since first listed

23 events — show timeline

• 2026-06-12 Price Changed $277,900 HABR
• 2026-06-12 Price Changed $277,900 Hive MLS
• 2026-06-12 Price Changed $277,900 GIAR
• 2026-05-04 Listed $278,500 GIAR
• 2026-05-04 Listed $278,500 Hive MLS
• 2026-05-04 Listed $278,500 HABR
• 2026-04-01 Price Changed $278,500 HABR
• 2026-03-18 Listing Removed — GAMLS
• 2026-02-12 Listed $280,000 GAMLS
• 2025-07-25 Listing Removed — Hive MLS
• 2025-06-17 Listed $265,000 Hive MLS
• 2024-03-07 Sold (Public Records) $257,000 Public Records
• 2024-02-29 Sold (MLS) $257,000 Hive MLS
• 2024-02-29 Sold (MLS) $257,000 HABR
• 2024-02-17 Pending — HABR
• 2024-02-07 Contingent — HABR
• 2024-01-08 Price Changed $255,000 HABR
• 2023-11-26 Listed $259,900 HABR
• 2023-11-26 Listed $255,000 Hive MLS
• 2021-11-24 Sold (MLS) $224,995 Hive MLS
• 2021-11-24 Sold (MLS) $224,995 HABR
• 2021-07-21 Listed $224,995 Hive MLS
• 2021-06-25 Listed $224,995 HABR

Property tax history

+24.7%/yr

Latest (2025): $4,488 · +33.0% YoY. Source: county tax records.