834 Doctor's Creek Rd NE · Ludowici, GA 31316

$288,975

4 bd · 2.0 ba · 1,735 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition 0.55 ac lot $45/mo HOA · 2% 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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The Trask, a spacious ranch style home offering 4 bedrooms and 2 bathrooms on a single level. The open layout features a large family room with views of the covered back patio. The kitchen is designed for entertaining with a generous island and seamless flow to the living areas. Two bedrooms near the foyer share a full bath, while the fourth bedroom is located between the laundry room and garage entry, making it a great guest space. The private primary suite sits at the rear of the home and includes a large walk in closet and en suite with dual sinks, soaking tub, and separate shower. This plan combines comfort and functionality for everyday living. Artistic renderings are for informational purposes only and actual features may vary.

Key facts

• Large family room
• Generous island
• Ranch style home

Tags

• RANCH STYLE HOME
• LARGE FAMILY ROOM
• COVERED BACK PATIO
• GENEROUS ISLAND
• PRIVATE PRIMARY SUITE
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Subdivision: Doctors Creek
• HOA & community: Homeowners association with $45 monthly fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic tank sewer; Underground utilities
• Home design: Single-family residence; New construction; Single-story; Accessible full bath
• Construction: Brick construction; Asphalt roof; Slab foundation; Home warranty included; Built as new construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Entrance foyer; Kitchen island; Pantry
• Laundry & utility: Washer hookup; Electric water heater

🏗️ New construction. The $288,975 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,610.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-41 ($-494/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (14.9% below list).
• Recommended offer: $246k (14.9% 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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $79k cash investment doubles in ~10 years — after that, you're playing with house money.
• 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 44 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 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 $245,955 (14.9% 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 44 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.88% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (median comp): $280,610
• List price: $288,975
• Delta: 2.98%
• 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
627 Doctor's Creek Rd NE	0.03mi	4/2.5	1,810 (+4%)	2mo	$282,750	$156	87
612 Doctor's Creek Rd NE	0.03mi	4/2.0	1,620 (-7%)	2mo	$281,325	$174	86
591 Doctor's Creek Rd NE	0.14mi	4/2.5	1,810 (+4%)	3mo	$281,850	$156	82
725 Doctor's Creek Rd NE	0.03mi	4/2.0	1,565 (-10%)	1mo	$278,925	$178	82
665 Doctor's Creek Rd NE	0.03mi	4/2.0	1,926 (+11%)	1mo	$320,910	$167	79
555 Doctor's Creek Rd NE	0.14mi	4/2.0	1,565 (-10%)	3mo	$277,625	$177	75
707 Doctor's Creek Rd NE	0.03mi	3/2.0 (-1)	1,527 (-12%)	1mo	$274,830	$180	73
55 Pintail Ct NE	0.34mi	4/2.0	1,620 (-7%)	8mo	$276,625	$171	66
117 Doctor's Creek Rd NE	0.38mi	4/2.0	1,565 (-10%)	8mo	$274,995	$176	59
249 Lanier Rd	0.40mi	3/2.0 (-1)	1,474 (-15%)	5mo	$279,400	$190	47
249 Lanier Rd	0.44mi	3/2.0 (-1)	1,474 (-15%)	5mo	$274,900	$186	45
52 Freshwater Ln	0.62mi	3/2.0 (-1)	1,474 (-15%)	3mo	$285,178	$193	39

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: 1.2%
• Equity multiple: 1.06×
• Total profit: $4,871
• Equity at exit: $98,117

10-year hold

• IRR: 5.8%
• Equity multiple: 1.72×
• Total profit: $56,527
• Equity at exit: $132,204

Cash invested: $78,571 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,472
• Tax est. 1.5%: −$351 /mo · $4,209/yr
• Insurance: −$117
• HOA: −$45
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-41

Break-even live

Break-even rent $2,512

Max offer price $274,650

Occupancy floor 97%

Sensitivity live

Price	-10% $153	-5% $56	+0% $-41	+5% $-138	+10% $-235
Rent	-10% $-235	-5% $-138	+0% $-41	+5% $56	+10% $153
Rate	-1.0pp $100	-0.5pp $30	base $-41	+0.5pp $-114	+1.0pp $-188

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: $70,153
• Closing costs: $8,418
• 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	0.99mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	1.45mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 20 events

1. 2026-06-21
   days on market $288,975 Active 44 DOM
2. 2026-06-19
   days on market $288,975 Active 42 DOM
3. 2026-06-18
   days on market $288,975 Active 41 DOM
4. 2026-06-17
   days on market $288,975 Active 40 DOM
5. 2026-06-16
   days on market $288,975 Active 39 DOM
6. 2026-06-15
   days on market $288,975 Active 38 DOM
7. 2026-06-14
   days on market $288,975 Active 36 DOM
8. 2026-06-13
   days on market $288,975 Active 35 DOM
9. 2026-06-10
   days on market $288,975 Active 33 DOM
10. 2026-06-09
    days on market $288,975 Active 32 DOM
11. 2026-06-08
    days on market $288,975 Active 31 DOM
12. 2026-06-07
    days on market $288,975 Active 30 DOM
13. 2026-06-05
    days on market $288,975 Active 27 DOM
14. 2026-06-03
    days on market $288,975 Active 26 DOM
15. 2026-06-02
    days on market $288,975 Active 25 DOM
16. 2026-06-01
    days on market $288,975 Active 24 DOM
17. 2026-05-31
    days on market $288,975 Active 23 DOM
18. 2026-05-30
    days on market $288,975 Active 22 DOM
19. 2026-05-08
    listed $288,975 Active 743-char remark

    Show marketing remark (743 chars)

    The Trask, a spacious ranch style home offering 4 bedrooms and 2 bathrooms on a single level. The open layout features a large family room with views of the covered back patio. The kitchen is designed for entertaining with a generous island and seamless flow to the living areas. Two bedrooms near the foyer share a full bath, while the fourth bedroom is located between the laundry room and garage entry, making it a great guest space. The private primary suite sits at the rear of the home and includes a large walk in closet and en suite with dual sinks, soaking tub, and separate shower. This plan combines comfort and functionality for everyday living. Artistic renderings are for informational purposes only and actual features may vary.

20. 2026-05-08
    listed $288,975 Active 743-char remark

    Show marketing remark (743 chars)

    The Trask, a spacious ranch style home offering 4 bedrooms and 2 bathrooms on a single level. The open layout features a large family room with views of the covered back patio. The kitchen is designed for entertaining with a generous island and seamless flow to the living areas. Two bedrooms near the foyer share a full bath, while the fourth bedroom is located between the laundry room and garage entry, making it a great guest space. The private primary suite sits at the rear of the home and includes a large walk in closet and en suite with dual sinks, soaking tub, and separate shower. This plan combines comfort and functionality for everyday living. Artistic renderings are for informational purposes only and actual features may vary.

ⓘ 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 ≥109°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: $29,515
• − Mortgage interest: −$15,719
• − Property taxes: −$4,209
• − Insurance: −$1,403
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − HOA: −$540
• − Depreciation: −$8,163
• Taxable loss: −$5,242
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $764/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

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $288,975 Hive MLS
• 2026-05-08 Listed $288,975 HABR