178 Calhoun Way Way NE · Ludowici, GA 31316

$238,400

3 bd · 2.0 ba · 1,337 sqft · SingleFamily · 101 Days on market

Built 2026 Fair condition 7,840 sqft lot $178/sqft · 7% below area Est $257k · 7% under $30/mo HOA · 1% of rent

---

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 +15.1/30.0
• ARV discount +10.7/15.0
• Appreciation +5.6/10.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.0/5.0

Listing remarks MLS

Charming 3-bedroom ranch with 1-car garage in Paxton HIll! Situated in Long County near local schools & recreation! Minutes away from Hinesville & Ft. Stewart. Spacious living room upon entry to the Christi plan with a clear view of the kitchen & dining room. The home transitions seamlessly to the kitchen, complete with granite counters, stainless appliances & walk-in pantry. Access the garage as well from the kitchen. Plank flooring throughout the common living space! From the dining room, take a hallway to two bedrooms, the patio, laundry room, hall bath & the primary suite! Within the primary suite is a vaulted ceiling, walk-in closet & private bath. Granite counters in both bathrooms! Estimated completion July 2026.

Key facts

• Vaulted ceiling
• Stainless appliances
• 1 car garage

Tags

• 1 CAR GARAGE
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• WALK IN PANTRY
• PLANK FLOORING
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $80 ($966/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 $223k (6.7% below list).
• Recommended offer: $217k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.4% in Ludowici — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $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 $67k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, 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 101 days — a 9% lower offer ($217k) 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 $216,944 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.93% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (median comp): $256,888
• List price: $238,400
• Delta: -7.20%
• 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
263 Lanier Rd	0.42mi	3/2.0	1,415 (+6%)	3mo	$274,400	$194	68
53 Freshwater Ln	0.49mi	3/2.0	1,415 (+6%)	3mo	$274,400	$194	65
241 NE Freshwater Ln	0.57mi	3/2.0	1,415 (+6%)	4mo	$274,900	$194	60
249 Lanier Rd	0.40mi	3/2.0	1,474 (+10%)	5mo	$279,400	$190	60
685 Doctor's Creek Rd NE	0.75mi	3/2.0	1,380 (+3%)	2mo	$262,975	$191	59
135 Doctors Creek Rd NE	0.68mi	3/2.0	1,380 (+3%)	9mo	$263,725	$191	56
249 Lanier Rd	0.50mi	3/2.0	1,474 (+10%)	5mo	$274,900	$186	56
287 Doctor's Creek Rd NE	0.75mi	3/2.0	1,380 (+3%)	8mo	$264,625	$192	53
263 Freshwater Ln NE	0.58mi	3/2.0	1,473 (+10%)	5mo	$279,400	$190	52
389 Mcclelland Loop NE	0.69mi	4/2.0 (+1)	1,451 (+8%)	0mo	$279,900	$193	48
707 Doctor's Creek Rd NE	0.75mi	3/2.0	1,527 (+14%)	1mo	$274,830	$180	41
188 Morgan Field Blvd NE	0.69mi	3/2.0	1,521 (+14%)	8mo	$275,000	$181	38

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: 3.4%
• Equity multiple: 1.17×
• Total profit: $11,490
• Equity at exit: $83,358

10-year hold

• IRR: 7.7%
• Equity multiple: 1.96×
• Total profit: $63,884
• Equity at exit: $112,317

Cash invested: $66,752 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,250
• Tax est. 1.5%: −$298 /mo · $3,576/yr
• Insurance: −$99
• HOA: −$30
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $80

Break-even live

Break-even rent $2,123

Max offer price $238,400

Occupancy floor 91%

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: $59,600
• Closing costs: $7,152
• 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	43d	1	0.88mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	43d	1	0.95mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 10 events

1. 2026-06-09
   status $238,400 Pending 101 DOM
2. 2026-06-08
   days on market $238,400 Active 101 DOM
3. 2026-06-07
   days on market $238,400 Active 100 DOM
4. 2026-06-05
   days on market $238,400 Active 97 DOM
5. 2026-06-03
   days on market $238,400 Active 96 DOM
6. 2026-06-02
   days on market $238,400 Active 95 DOM
7. 2026-06-01
   days on market $238,400 Active 94 DOM
8. 2026-05-31
   days on market $238,400 Active 93 DOM
9. 2026-05-30
   days on market $238,400 Active 92 DOM
10. 2026-02-27
    listed $238,400 Active 765-char remark

    Show marketing remark (765 chars)

    Charming 3-bedroom ranch with 1-car garage in Paxton HIll! Situated in Long County near local schools & recreation! Minutes away from Hinesville & Ft. Stewart. Spacious living room upon entry to the Christi plan with a clear view of the kitchen & dining room. The home transitions seamlessly to the kitchen, complete with granite counters, stainless appliances & walk-in pantry. Access the garage as well from the kitchen. Plank flooring throughout the common living space! From the dining room, take a hallway to two bedrooms, the patio, laundry room, hall bath & the primary suite! Within the primary suite is a vaulted ceiling, walk-in closet & private bath. Granite counters in both bathrooms! Estimated completion July 2026.

ⓘ 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: $26,704
• − Mortgage interest: −$13,354
• − Property taxes: −$3,576
• − Insurance: −$1,192
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$360
• − Depreciation: −$6,935
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,682/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 · 2 photos

Fair 40/100 Extensive rehab

This home is in an extensive renovation stage with major structural and interior issues. Immediate repairs and installations are needed to bring it to a move-in-ready condition.

Repairs flagged

• Major garage door — The garage door is missing, which is a major structural issue.
• Major flooring — Flooring is not installed, which is a major issue for a completed home.
• Major kitchen and bathroom fixtures — Kitchen and bathroom fixtures are not installed, which is a major issue for a completed home.

Value-add opportunities

• Both install flooring — Flooring is a critical element for a completed home and enhances both resale and rental value.
• Both install kitchen and bathroom fixtures — Kitchen and bathroom fixtures are essential for a completed home and significantly enhance both resale and rental value.
• Both install garage door — A functional garage door is crucial for a completed home and greatly enhances both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
garage door · The garage door is missing, which is a major structural issue.	Major	$15,000–50,000
flooring · Flooring is not installed, which is a major issue for a completed home.	Major	$15,000–50,000
kitchen and bathroom fixtures · Kitchen and bathroom fixtures are not installed, which is a major issue for a completed home.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both install flooring — Flooring is a critical element for a completed home and enhances both resale and rental value. ↑
• Both install kitchen and bathroom fixtures — Kitchen and bathroom fixtures are essential for a completed home and significantly enhance both resale and rental value. ↑
• Both install garage door — A functional garage door is crucial for a completed home and greatly enhances 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

• 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

• 2026-02-27 Listed $238,400 HABR