1112 Buster Phillips Road Rd SE · Ludowici, GA 31316

$235,000

4 bd · 3.0 ba · 1,976 sqft · SingleFamily · 30 Days on market

Built 2026 Good condition 1.17 ac lot $119/sqft · 21% below area Est $298k · 21% under

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Why this score? — see what drove the B- 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Appreciation +5.6/10.0
• Condition / age +4.2/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Don't miss this charming brand-new home situated on over 1.17 acres in Ludowici! This energy-efficient home will feature 4 bedrooms, 3 full bathrooms, and an open, inviting floor plan designed for comfortable everyday living and entertaining. Interior features include elegant white cabinetry, upgraded lighting fixtures, recessed lighting, and brand-new appliances. The spacious primary suite offers a double vanity, separate soaking tub, and walk-in shower. Modern finishes and a functional layout make this home move-in ready. Home includes a 1-year manufacturer warranty and qualifies for FHA and VA financing with a permanent foundation. Seller is a licensed Realtor in Georgia. Home is not cur

Key facts

• 1.17 acre lot
• Built 2026
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $66k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 30 days — a 2% lower offer ($231k) 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 $231,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $297,636
• List price: $235,000
• Delta: -21.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 S Macon St	0.32mi	4/2.5	2,064 (+4%)	4mo	$314,000	$152	72
24 Anna Way Way SE	0.31mi	4/2.5	1,983 (+0%)	14mo	$282,900	$143	71
12 Rimes Ave SE	0.45mi	4/2.5	1,997 (+1%)	10mo	$297,000	$149	67
143 Millpond Planation Ln SE	0.41mi	4/2.0	1,807 (-9%)	2mo	$335,000	$185	61
54 Allen Rawls Way SE	0.35mi	4/3.5	2,104 (+6%)	12mo	$300,000	$143	61
23 Thomas Way SE	0.44mi	4/2.0	1,946 (-2%)	16mo	$270,000	$139	60
25 SE Cutters Gap Rd	0.53mi	3/2.0 (-1)	1,920 (-3%)	5mo	$242,500	$126	57
73 Bubba Perry Ln SE	0.12mi	4/2.0	1,702 (-14%)	13mo	$295,000	$173	57
6 Forman Way Way SE	0.46mi	4/2.0	1,887 (-4%)	13mo	$285,900	$152	56
761 S Macon St	0.30mi	4/2.5	2,184 (+10%)	16mo	$325,000	$149	54
232 Archibald Ave SE	0.54mi	4/2.5	2,080 (+5%)	16mo	$296,000	$142	51
339 Archibald Ave SE	0.52mi	4/2.0	1,704 (-14%)	14mo	$285,000	$167	37

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: 8.4%
• Equity multiple: 1.43×
• Total profit: $28,338
• Equity at exit: $82,169

10-year hold

• IRR: 12.3%
• Equity multiple: 2.51×
• Total profit: $99,652
• Equity at exit: $110,715

Cash invested: $65,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $347

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 81%

Sensitivity live

Price	-10% $509	-5% $428	+0% $347	+5% $265	+10% $184
Rent	-10% $150	-5% $248	+0% $347	+5% $445	+10% $544
Rate	-1.0pp $465	-0.5pp $406	base $347	+0.5pp $286	+1.0pp $224

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	44d	1	0.21mi
53 Allen Rawls Way SE Ludowici, GA	5.0	3.0	2410	$2,650	$1.10	44d	1	0.34mi
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	44d	1	0.38mi
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	44d	1	0.84mi

Listing history 6 events

1. 2026-06-03
   days on market $235,000 Active 30 DOM
2. 2026-06-02
   days on market $235,000 Active 29 DOM
3. 2026-06-01
   days on market $235,000 Active 28 DOM
4. 2026-05-31
   days on market $235,000 Active 27 DOM
5. 2026-05-30
   days on market $235,000 Active 26 DOM
6. 2026-05-04
   listed $240,000 Active 831-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 1/10 Low FEMA zone X (unshaded) · 0% 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: $29,934
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,836
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $4,053/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 · 30 photos

Good 85/100 None rehab

This brand-new home is move-in ready with modern finishes and an open floor plan. It offers a spacious deck and ample natural light, making it an ideal choice for both resale and rental markets.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value
• Both Add a small garden or flower bed near the front door — Can increase curb appeal and add a touch of nature
• Both Install a security system — Improves safety and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value ↑
• Both Add a small garden or flower bed near the front door — Can increase curb appeal and add a touch of nature ↑
• Both Install a security system — Improves safety and can increase both resale and rental value ↑

ⓘ 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

1 event — show timeline

• 2026-05-23 Price Changed $235,000 HABR