164 E Academy St · Ludowici, GA 31316

$170,000

3 bd · 2.0 ba · 1,238 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.30 ac lot Est $219k · 22% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 164 E Academy Street, where comfort, convenience, and small-town charm come together! Situated on a spacious 0.36-acre lot in the heart of Ludowici, this 3-bedroom, 2-bath home features a desirable split floor plan designed for privacy and functionality. Inside, you'll find comfortable living spaces and a practical layout ideal for everyday living, while outside you'll appreciate the durability and peace of mind of a metal roof, a detached workshop perfect for hobbies, storage, or projects, and a generous yard with plenty of room to relax, entertain, or garden. Conveniently located within walking distance of local schools, shopping, restaurants, and everyday amenities, this property offers the ease of in-town living without sacrificing space. Best of all, there is no HOA, providing the freedom and flexibility to truly make the property your own. Whether you're a first-time homebuyer, downsizing, or searching for an investment opportunity this home offers affordability, and convenience.

Key facts

• Metal roof
• Generous yard
• 0.36-acre lot

Tags

• 0.36-ACRE LOT
• METAL ROOF
• DETACHED WORKSHOP
• GENEROUS YARD
• NO HOA

Property features AI

Exterior

• Parking: Garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Block foundation
• Exterior features: Metal roof; City lot; Publicly maintained asphalt road; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $3k of equity ($1k loan paydown + $2k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $12k; list at $170k implies a 1317% gain — meaningful room to come down on a strong offer.

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 $170,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $219,126
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 S Mcdonald St	0.46mi	3/2.0	1,194 (-4%)	3mo	$51,000	$43	70
142 Railroad St	0.25mi	3/2.0	1,292 (+4%)	20mo	$220,000	$170	65
69 N Railroad St	0.34mi	3/2.0	1,100 (-11%)	1mo	$219,900	$200	64
613 S Macon St	0.48mi	3/2.0	1,282 (+4%)	10mo	$217,000	$169	63
398 Macon St	0.37mi	3/2.0	1,172 (-5%)	18mo	$210,500	$180	59
60 Oak Ridge Cemetery Rd	0.51mi	3/2.0	1,300 (+5%)	14mo	$227,000	$175	56
177 Palmetto Way NE	0.43mi	3/2.5	1,369 (+11%)	8mo	$242,900	$177	54
122 Oak Ridge Cemetery Rd SW	0.46mi	3/2.0	1,282 (+4%)	23mo	$230,000	$179	54
625 S Macon St	0.49mi	3/2.0	1,282 (+4%)	22mo	$230,000	$179	53
371 Cutters Gap SE	0.64mi	3/2.0	1,300 (+5%)	12mo	$225,000	$173	52
173 Franklin Tree Dr NE	0.53mi	3/2.0	1,132 (-9%)	19mo	$222,300	$196	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: 11.2%
• Equity multiple: 1.57×
• Total profit: $27,367
• Equity at exit: $59,442

10-year hold

• IRR: 14.8%
• Equity multiple: 2.82×
• Total profit: $86,842
• Equity at exit: $80,092

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $359

Break-even live

Break-even rent $1,433

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $455	-5% $407	+0% $359	+5% $311	+10% $263
Rent	-10% $210	-5% $284	+0% $359	+5% $434	+10% $508
Rate	-1.0pp $445	-0.5pp $402	base $359	+0.5pp $315	+1.0pp $270

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Pine St Unit C C Ludowici, GA	2.0	1.0	990	$1,395	$1.41	44d	1	0.28mi

Listing history 8 events

1. 2026-06-19
   days on market $170,000 Active 9 DOM
2. 2026-06-18
   days on market $170,000 Active 8 DOM
3. 2026-06-17
   days on market $170,000 Active 7 DOM
4. 2026-06-16
   days on market $170,000 Active 6 DOM
5. 2026-06-15
   days on market $170,000 Active 5 DOM
6. 2026-06-14
   days on market $170,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $170,000 Active 2 DOM

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,038 · $170/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 ≥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: $22,650
• − Mortgage interest: −$9,523
• − Property taxes: −$2,038
• − Insurance: −$850
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$4,945
• Taxable income: $1,670
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,907/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

• 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

+431.2% since first listed

6 events — show timeline

• 2026-06-10 Listed $170,000 HABR
• 2026-06-10 Listed $170,000 Hive MLS
• 2005-07-27 Sold (Public Records) $12,000 Public Records
• 2005-07-13 Sold (Public Records) $12,000 Public Records
• 1986-06-01 Sold (Public Records) $36,000 Public Records
• 1985-01-01 Sold (Public Records) $32,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,038 · +130.3% YoY. Source: county tax records.