152 Pine View Dr · Ludowici, GA 31316

$262,000

4 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 76 Days on market

Built 2010 0.89 ac lot $170/sqft · at area comps Est $255k · at est.

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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 +19.8/30.0
• DSCR +6.3/10.0
• ARV discount +6.3/15.0
• Appreciation +5.6/10.0
• 1% rule +5.0/10.0
• 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 152 Pine View Dr, a well-maintained home located in the desirable Pine Village Subdivision in Ludowici. Situated on 0.89 acres with NO HOA, this property offers space, privacy, and flexibility rarely found at this price point. With 1,538 heated square feet, the home features a functional open-concept floor plan ideal for both everyday living and entertaining. The spacious living room showcases tray ceilings and flows seamlessly into the large kitchen with an eat-in dining area. The primary suite is privately positioned off the living room and includes a generously sized bathroom with a separate soaking tub and walk-in shower. Three additional bedrooms are located on the opposite side of the home along with a second full bathroom, creating a practical split-bedroom layout. Outdoors, enjoy a huge fenced backyard—perfect for entertaining, pets, or future outdoor enhancements. Interior photos are from the previous listing due to tenant occupancy. The home will be available to close in late April. No HOA. Nearly an acre. Smart layout. This property is a fantastic opportunity for buyers seeking space, privacy, and value in Ludowici.

Key facts

• 0.89 acre lot
• Garage
• Built 2010

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $262k).
• Recommended offer: $246k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $73k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.
• Current owner paid $220k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $246,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $255,081
• List price: $262,000
• Delta: 2.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Pine View Dr	0.00mi	4/2.0	1,538 (0%)	0mo	$252,000	$164	100
39 Teal Trl NE	0.34mi	3/2.0 (-1)	1,548 (+1%)	3mo	$254,900	$165	76
98 Pine View Rd SE	0.05mi	3/2.0 (-1)	1,332 (-13%)	7mo	$249,900	$188	65
188 Pine View Dr SE	0.02mi	3/2.5 (-1)	1,620 (+5%)	23mo	$259,900	$160	64
28 Pine View Dr SE	0.13mi	3/2.0 (-1)	1,338 (-13%)	11mo	$255,000	$191	58
76 Pine View Rd SE	0.07mi	3/2.0 (-1)	1,332 (-13%)	17mo	$245,000	$184	55
557 SE Prince Rd	0.60mi	3/2.0 (-1)	1,473 (-4%)	12mo	$274,000	$186	50

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: 7.2%
• Equity multiple: 1.37×
• Total profit: $26,930
• Equity at exit: $91,610

10-year hold

• IRR: 11.1%
• Equity multiple: 2.38×
• Total profit: $100,945
• Equity at exit: $123,436

Cash invested: $73,360 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,627 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$278 /mo · $3,341/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $314

Break-even live

Break-even rent $2,230

Max offer price $262,000

Occupancy floor 83%

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	44d	1	0.41mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	44d	1	1.26mi

Listing history 16 events

1. 2026-05-12
   status Pending 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to 152 Pine View Dr, a well-maintained home located in the desirable Pine Village Subdivision in Ludowici. Situated on 0.89 acres with NO HOA, this property offers space, privacy, and flexibility rarely found at this price point. With 1,538 heated square feet, the home features a functional open-concept floor plan ideal for both everyday living and entertaining. The spacious living room showcases tray ceilings and flows seamlessly into the large kitchen with an eat-in dining area. The primary suite is privately positioned off the living room and includes a generously sized bathroom with a separate soaking tub and walk-in shower. Three additional bedrooms are located on the opposite side of the home along with a second full bathroom, creating a practical split-bedroom layout. Outdoors, enjoy a huge fenced backyard—perfect for entertaining, pets, or future outdoor enhancements. Interior photos are from the previous listing due to tenant occupancy. The home will be available to close in late April. No HOA. Nearly an acre. Smart layout. This property is a fantastic opportunity for buyers seeking space, privacy, and value in Ludowici.

2. 2026-05-11
   status Pending 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to 152 Pine View Dr, a well-maintained home located in the desirable Pine Village Subdivision in Ludowici. Situated on 0.89 acres with NO HOA, this property offers space, privacy, and flexibility rarely found at this price point. With 1,538 heated square feet, the home features a functional open-concept floor plan ideal for both everyday living and entertaining. The spacious living room showcases tray ceilings and flows seamlessly into the large kitchen with an eat-in dining area. The primary suite is privately positioned off the living room and includes a generously sized bathroom with a separate soaking tub and walk-in shower. Three additional bedrooms are located on the opposite side of the home along with a second full bathroom, creating a practical split-bedroom layout. Outdoors, enjoy a huge, fenced backyard—perfect for entertaining, pets, or future outdoor enhancements. Interior photos are from the previous listing due to tenant occupancy. The home will be available to close in late April. No HOA. Nearly an acre. Smart layout. This property is a fantastic opportunity for buyers seeking space, privacy, and value in Ludowici.

3. 2026-02-24
   listed $262,000 Active 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to 152 Pine View Dr, a well-maintained home located in the desirable Pine Village Subdivision in Ludowici. Situated on 0.89 acres with NO HOA, this property offers space, privacy, and flexibility rarely found at this price point. With 1,538 heated square feet, the home features a functional open-concept floor plan ideal for both everyday living and entertaining. The spacious living room showcases tray ceilings and flows seamlessly into the large kitchen with an eat-in dining area. The primary suite is privately positioned off the living room and includes a generously sized bathroom with a separate soaking tub and walk-in shower. Three additional bedrooms are located on the opposite side of the home along with a second full bathroom, creating a practical split-bedroom layout. Outdoors, enjoy a huge, fenced backyard—perfect for entertaining, pets, or future outdoor enhancements. Interior photos are from the previous listing due to tenant occupancy. The home will be available to close in late April. No HOA. Nearly an acre. Smart layout. This property is a fantastic opportunity for buyers seeking space, privacy, and value in Ludowici.

4. 2026-02-23
   listed $262,000 Active 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to 152 Pine View Dr, a well-maintained home located in the desirable Pine Village Subdivision in Ludowici. Situated on 0.89 acres with NO HOA, this property offers space, privacy, and flexibility rarely found at this price point. With 1,538 heated square feet, the home features a functional open-concept floor plan ideal for both everyday living and entertaining. The spacious living room showcases tray ceilings and flows seamlessly into the large kitchen with an eat-in dining area. The primary suite is privately positioned off the living room and includes a generously sized bathroom with a separate soaking tub and walk-in shower. Three additional bedrooms are located on the opposite side of the home along with a second full bathroom, creating a practical split-bedroom layout. Outdoors, enjoy a huge fenced backyard—perfect for entertaining, pets, or future outdoor enhancements. Interior photos are from the previous listing due to tenant occupancy. The home will be available to close in late April. No HOA. Nearly an acre. Smart layout. This property is a fantastic opportunity for buyers seeking space, privacy, and value in Ludowici.

5. 2024-04-15
   historical $1,995
6. 2024-04-02
   price $1,995
7. 2024-03-19
   listed $2,050
8. 2024-03-19
   historical $2,050
9. 2024-02-29
   price $2,050
10. 2024-02-07
    listed $2,100
11. 2022-07-13
    soldstatus $220,000
12. 2022-06-06
    soldstatus $220,000
13. 2022-04-21
    listed $210,000
14. 2021-07-27
    soldstatus $180,000
15. 2021-07-19
    soldstatus $180,000
16. 2021-06-13
    listed $174,900

ⓘ 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: $3,341 · $278/mo
• Projected year-2 tax: $3,341 · $278/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 8/10 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: $31,523
• − Mortgage interest: −$14,676
• − Property taxes: −$3,341
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$7,622
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $3,878/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

+49.8% since first listed

16 events — show timeline

• 2026-05-12 Pending — HABR
• 2026-05-11 Pending — Hive MLS
• 2026-02-24 Listed $262,000 Hive MLS
• 2026-02-23 Listed $262,000 HABR
• 2024-04-15 Rental Removed $1,995 HABR
• 2024-04-02 Price Changed $1,995 HABR
• 2024-03-19 Listed for Rent $2,050 HABR
• 2024-03-19 Rental Removed $2,050 BUILDIUM
• 2024-02-29 Price Changed $2,050 BUILDIUM
• 2024-02-07 Listed for Rent $2,100 BUILDIUM
• 2022-07-13 Sold (Public Records) $220,000 Public Records
• 2022-06-06 Sold (MLS) $220,000 HABR
• 2022-04-21 Listed $210,000 HABR
• 2021-07-27 Sold (Public Records) $180,000 Public Records
• 2021-07-19 Sold (MLS) $180,000 HABR
• 2021-06-13 Listed $174,900 HABR

Property tax history

+5.7%/yr

Latest (2025): $3,341 · +32.9% YoY. Source: county tax records.