302 Huntington Drive Dr NE · Ludowici, GA 31316

$254,990

3 bd · 2.0 ba · 1,306 sqft · SingleFamily public records · 33 Days on market

Built 2020 0.55 ac lot $195/sqft · 6% below area Est $271k · 6% under

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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).

• ARV discount +10.1/15.0
• Cash flow +9.4/30.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Beautiful 3-bedroom, 2-bath home in the Huntington subdivision in Ludowici. This home features an open-concept layout and a spacious owner’s suite with private bath, soaking tub, separate shower, and walk-in closet. Situated on a corner lot with a large, fenced backyard, this home offers plenty of space to enjoy inside and out. Seller is offering a paint allowance so the buyer can add their own personal touch!

Key facts

• Private bath
• Soaking tub
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS OWNER'S SUITE
• PRIVATE BATH
• SOAKING TUB
• SEPARATE SHOWER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (23.0% below list).
• Recommended offer: $196k (23.0% 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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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, 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 $196,444 (23.0% 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 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.8

CMA / ARV

• ARV (median comp): $270,806
• List price: $254,990
• Delta: -5.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Huntington Dr NE	0.00mi	3/2.0	1,306 (0%)	0mo	$258,490	$198	100
135 Pecan Dr NE	0.57mi	4/2.0 (+1)	1,458 (+12%)	13mo	$276,000	$189	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: -1.4%
• Equity multiple: 0.93×
• Total profit: $-4,949
• Equity at exit: $89,159

10-year hold

• IRR: 3.5%
• Equity multiple: 1.43×
• Total profit: $31,003
• Equity at exit: $120,133

Cash invested: $71,397 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$292 /mo · $3,509/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-184

Break-even live

Break-even rent $2,197

Max offer price $222,499

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-112	+0% $-184	+5% $-256	+10% $-328
Rent	-10% $-339	-5% $-262	+0% $-184	+5% $-106	+10% $-29
Rate	-1.0pp $-56	-0.5pp $-119	base $-184	+0.5pp $-250	+1.0pp $-317

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: $63,748
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   statuslisting id $254,990 Pending 33 DOM
2. 2026-06-17
   days on market $254,990 Active Under Contract 33 DOM
3. 2026-06-16
   days on market $254,990 Active Under Contract 32 DOM

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home in the Huntington subdivision in Ludowici. This home features an open-concept layout and a spacious owner’s suite with private bath, soaking tub, separate shower, and walk-in closet. Situated on a corner lot with a large, fenced backyard, this home offers plenty of space to enjoy inside and out. Seller is offering a paint allowance so the buyer can add their own personal touch!

4. 2026-06-15
   days on market $254,990 Active Under Contract 31 DOM
5. 2026-06-14
   days on market $254,990 Active Under Contract 29 DOM
6. 2026-06-13
   days on market $254,990 Active Under Contract 28 DOM
7. 2026-06-10
   days on market $254,990 Active Under Contract 26 DOM
8. 2026-06-09
   days on market $254,990 Active Under Contract 25 DOM
9. 2026-06-08
   days on market $254,990 Active Under Contract 24 DOM
10. 2026-06-07
    days on market $254,990 Active Under Contract 23 DOM
11. 2026-06-05
    days on market $254,990 Active Under Contract 20 DOM
12. 2026-06-03
    days on market $254,990 Active Under Contract 19 DOM
13. 2026-06-02
    days on market $254,990 Active Under Contract 18 DOM
14. 2026-06-01
    days on market $254,990 Active Under Contract 17 DOM
15. 2026-05-31
    days on market $254,990 Active Under Contract 16 DOM
16. 2026-05-30
    days on market $254,990 Active Under Contract 15 DOM
17. 2026-05-15
    listed $254,990 Active 419-char remark

    Show marketing remark (419 chars)

    Beautiful 3-bedroom, 2-bath home in the Huntington subdivision in Ludowici. This home features an open-concept layout and a spacious owner’s suite with private bath, soaking tub, separate shower, and walk-in closet. Situated on a corner lot with a large, fenced backyard, this home offers plenty of space to enjoy inside and out. Seller is offering a paint allowance so the buyer can add their own personal touch!

18. 2026-05-15
    listed $254,990 Active 413-char remark

    Show marketing remark (419 chars)

    Beautiful 3-bedroom, 2-bath home in the Huntington subdivision in Ludowici. This home features an open-concept layout and a spacious owner’s suite with private bath, soaking tub, separate shower, and walk-in closet. Situated on a corner lot with a large, fenced backyard, this home offers plenty of space to enjoy inside and out. Seller is offering a paint allowance so the buyer can add their own personal touch!

19. 2022-02-17
    soldstatus $212,000
20. 2022-02-10
    soldstatus $212,000

    Show marketing remark (739 chars)

    This home is better than new! lt has all the features you could ask for including upgrades! Entering through the front door, you follow a short hallway past the quest bedrooms and shared hall bath you will enter into the great room made cozy with electric fireplace. This open floor plan, features kitchen to the left equipped with stainless steel appliances, a closet pantry, an island with tons of counter space. Off the great room is the owner's suite. You'll love the large sized bedroom and En-suite featuring a double vanity, private toilet closet and separate stand-up shower and large soaker tub. All bedrooms come with walk-in closets for added storage. The back yard is fully fenced with wooden privacy and extended large patio.

21. 2021-12-31
    listed $209,000

    Show marketing remark (739 chars)

    This home is better than new! lt has all the features you could ask for including upgrades! Entering through the front door, you follow a short hallway past the quest bedrooms and shared hall bath you will enter into the great room made cozy with electric fireplace. This open floor plan, features kitchen to the left equipped with stainless steel appliances, a closet pantry, an island with tons of counter space. Off the great room is the owner's suite. You'll love the large sized bedroom and En-suite featuring a double vanity, private toilet closet and separate stand-up shower and large soaker tub. All bedrooms come with walk-in closets for added storage. The back yard is fully fenced with wooden privacy and extended large patio.

22. 2020-05-15
    soldstatus $175,235
23. 2020-05-15
    soldstatus $175,235
24. 2020-01-09
    listed $168,725
25. 2020-01-09
    listed $168,725
26. 2020-01-09
    listed $168,725

ⓘ 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: $3,509 · $292/mo
• Projected year-2 tax: $3,509 · $292/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: $23,573
• − Mortgage interest: −$14,283
• − Property taxes: −$3,509
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$7,418
• Taxable loss: −$6,683
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $-603/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

+53.2% since first listed

11 events — show timeline

• 2026-06-16 Sold (MLS) $258,490 Hive MLS
• 2026-05-19 Contingent — Hive MLS
• 2026-05-15 Listed $254,990 Hive MLS
• 2022-02-17 Sold (Public Records) $212,000 Public Records
• 2022-02-10 Sold (MLS) $212,000 HABR
• 2021-12-31 Listed $209,000 HABR
• 2020-05-15 Sold (MLS) $175,235 HABR
• 2020-05-15 Sold (MLS) $175,235 Hive MLS
• 2020-01-09 Listed $168,725 Hive MLS
• 2020-01-09 Listed $168,725 HABR
• 2020-01-09 Listed $168,725 Hive MLS

Property tax history

+45.5%/yr

Latest (2025): $3,509 · +21.6% YoY. Source: county tax records.