34 Mary Ct NE · Gumbranch, GA 31316

$214,900

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 92 Days on market

Built 1998 0.30 ac lot $190/sqft · 10% below area Est $238k · 10% under

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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 +17.6/30.0
• ARV discount +11.9/15.0
• Appreciation +5.6/10.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

NEW PRICE IMPROVEMENT! Updated, move-in ready, and packed with value—34 Mary Ct is a standout opportunity in today's market. This beautifully refreshed home offers the perfect combination of modern updates, functional living space, and an attractive price point. Inside, you'll find new LVP flooring, renovated bathrooms, and a clean, modern feel throughout, making it easy to move right in and start enjoying the space immediately. The split-bedroom floor plan provides flexibility and separation between the primary suite and secondary bedrooms, while the open living areas create a comfortable flow for everyday living, entertaining, or working from home. Large windows bring in abundant natural light, adding to the bright and welcoming atmosphere throughout the home. Outside, enjoy a spacious fenced backyard with plenty of room for outdoor seating, entertaining, gardening, or recreation. Located on a quiet cul-de-sac street with convenient access to Hinesville, Fort Stewart, shopping, dining, and major commuting routes, this location offers both convenience and comfort. If you've been searching for a home with modern updates, usable space, and strong value in Ludowici, 34 Mary Ct deserves a spot on your list. Updated homes at this price point are hard to find—schedule your showing today before it's gone.

Key facts

• Generous countertops
• Walk-in closet
• Updated bathrooms

Tags

• LUXURY VINYL PLANK FLOORING
• UPDATED BATHROOMS
• BRIGHT OPEN GREAT ROOM
• AMPLE CABINET SPACE
• GENEROUS COUNTERTOPS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $195k (9.0% below list).
• Recommended offer: $195k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.6% in Gumbranch — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime 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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 ($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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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, 98% 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 $195,493 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $237,961
• List price: $214,900
• Delta: -9.69%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Persimmon Blvd NE	0.09mi	3/2.0	1,282 (+13%)	7mo	$250,000	$195	68
46 Persimmon Dr NE	0.06mi	3/2.0	1,282 (+13%)	9mo	$238,000	$186	68
41 Persimmon Blvd NE	0.09mi	3/2.0	1,268 (+12%)	18mo	$237,000	$187	61

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: 5.3%
• Equity multiple: 1.27×
• Total profit: $16,442
• Equity at exit: $75,141

10-year hold

• IRR: 9.5%
• Equity multiple: 2.17×
• Total profit: $70,484
• Equity at exit: $101,246

Cash invested: $60,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$158 /mo · $1,902/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $169

Break-even live

Break-even rent $1,740

Max offer price $214,900

Occupancy floor 86%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $214,900 Active 92 DOM
2. 2026-06-18
   days on market $214,900 Active 91 DOM
3. 2026-06-17
   days on market $214,900 Active 90 DOM
4. 2026-06-16
   days on market $214,900 Active 89 DOM
5. 2026-06-15
   days on market $214,900 Active 88 DOM
6. 2026-06-14
   days on market $214,900 Active 86 DOM
7. 2026-06-13
   days on market $214,900 Active 85 DOM
8. 2026-06-10
   days on market $214,900 Active 83 DOM
9. 2026-06-09
   days on market $214,900 Active 82 DOM
10. 2026-06-08
    days on market $214,900 Active 81 DOM
11. 2026-06-07
    days on market $214,900 Active 80 DOM
12. 2026-06-05
    days on market $214,900 Active 77 DOM
13. 2026-06-03
    days on market $214,900 Active 76 DOM
14. 2026-06-02
    days on market $214,900 Active 75 DOM
15. 2026-06-01
    days on market $214,900 Active 74 DOM
16. 2026-05-31
    days on market $214,900 Active 73 DOM
17. 2026-05-30
    days on market $214,900 Active 72 DOM
18. 2026-04-16
    price $214,900 1332-char remark

    Show marketing remark (1356 chars)

    NEW PRICE IMPROVEMENT! Updated, move-in ready, and packed with value—34 Mary Ct is a standout opportunity in today’s market. This beautifully refreshed home offers the perfect combination of modern updates, functional living space, and an attractive price point. Inside, you’ll find new LVP flooring, renovated bathrooms, and a clean, modern feel throughout, making it easy to move right in and start enjoying the space immediately. The split-bedroom floor plan provides flexibility and separation between the primary suite and secondary bedrooms, while the open living areas create a comfortable flow for everyday living, entertaining, or working from home. Large windows bring in abundant natural light, adding to the bright and welcoming atmosphere throughout the home. Outside, enjoy a spacious fenced backyard with plenty of room for outdoor seating, entertaining, gardening, or recreation. Located on a quiet cul-de-sac street with convenient access to Hinesville, Fort Stewart, shopping, dining, and major commuting routes, this location offers both convenience and comfort. If you’ve been searching for a home with modern updates, usable space, and strong value in Ludowici, 34 Mary Ct deserves a spot on your list. Updated homes at this price point are hard to find—schedule your showing today before it’s gone.

19. 2026-04-16
    price $214,900 1356-char remark

    Show marketing remark (1356 chars)

    NEW PRICE IMPROVEMENT! Updated, move-in ready, and packed with value—34 Mary Ct is a standout opportunity in today’s market. This beautifully refreshed home offers the perfect combination of modern updates, functional living space, and an attractive price point. Inside, you’ll find new LVP flooring, renovated bathrooms, and a clean, modern feel throughout, making it easy to move right in and start enjoying the space immediately. The split-bedroom floor plan provides flexibility and separation between the primary suite and secondary bedrooms, while the open living areas create a comfortable flow for everyday living, entertaining, or working from home. Large windows bring in abundant natural light, adding to the bright and welcoming atmosphere throughout the home. Outside, enjoy a spacious fenced backyard with plenty of room for outdoor seating, entertaining, gardening, or recreation. Located on a quiet cul-de-sac street with convenient access to Hinesville, Fort Stewart, shopping, dining, and major commuting routes, this location offers both convenience and comfort. If you’ve been searching for a home with modern updates, usable space, and strong value in Ludowici, 34 Mary Ct deserves a spot on your list. Updated homes at this price point are hard to find—schedule your showing today before it’s gone.

20. 2026-03-19
    listed $220,000 Active 1332-char remark

    Show marketing remark (1356 chars)

    NEW PRICE IMPROVEMENT! Updated, move-in ready, and packed with value—34 Mary Ct is a standout opportunity in today’s market. This beautifully refreshed home offers the perfect combination of modern updates, functional living space, and an attractive price point. Inside, you’ll find new LVP flooring, renovated bathrooms, and a clean, modern feel throughout, making it easy to move right in and start enjoying the space immediately. The split-bedroom floor plan provides flexibility and separation between the primary suite and secondary bedrooms, while the open living areas create a comfortable flow for everyday living, entertaining, or working from home. Large windows bring in abundant natural light, adding to the bright and welcoming atmosphere throughout the home. Outside, enjoy a spacious fenced backyard with plenty of room for outdoor seating, entertaining, gardening, or recreation. Located on a quiet cul-de-sac street with convenient access to Hinesville, Fort Stewart, shopping, dining, and major commuting routes, this location offers both convenience and comfort. If you’ve been searching for a home with modern updates, usable space, and strong value in Ludowici, 34 Mary Ct deserves a spot on your list. Updated homes at this price point are hard to find—schedule your showing today before it’s gone.

21. 2026-03-19
    listed $220,000 Active 1356-char remark

    Show marketing remark (1356 chars)

    NEW PRICE IMPROVEMENT! Updated, move-in ready, and packed with value—34 Mary Ct is a standout opportunity in today’s market. This beautifully refreshed home offers the perfect combination of modern updates, functional living space, and an attractive price point. Inside, you’ll find new LVP flooring, renovated bathrooms, and a clean, modern feel throughout, making it easy to move right in and start enjoying the space immediately. The split-bedroom floor plan provides flexibility and separation between the primary suite and secondary bedrooms, while the open living areas create a comfortable flow for everyday living, entertaining, or working from home. Large windows bring in abundant natural light, adding to the bright and welcoming atmosphere throughout the home. Outside, enjoy a spacious fenced backyard with plenty of room for outdoor seating, entertaining, gardening, or recreation. Located on a quiet cul-de-sac street with convenient access to Hinesville, Fort Stewart, shopping, dining, and major commuting routes, this location offers both convenience and comfort. If you’ve been searching for a home with modern updates, usable space, and strong value in Ludowici, 34 Mary Ct deserves a spot on your list. Updated homes at this price point are hard to find—schedule your showing today before it’s gone.

22. 2023-08-16
    soldstatus $190,000
23. 2023-08-09
    historical
24. 2023-08-09
    soldstatus $190,000 Closed
25. 2023-08-09
    soldstatus $190,000
26. 2023-08-09
    soldstatus $190,000 Sold
27. 2023-07-08
    status Under Contract
28. 2023-07-07
    status Pending
29. 2023-07-01
    status Active
30. 2023-07-01
    historical
31. 2023-06-30
    listed $190,000 Active
32. 2023-06-30
    listed $190,000
33. 2023-06-28
    listed $190,000 New
34. 2020-07-24
    soldstatus $98,000
35. 2020-07-16
    soldstatus $98,000
36. 2020-06-16
    listed $98,000
37. 2018-07-27
    soldstatus $85,000
38. 2018-06-12
    historical
39. 2018-02-11
    listed $95,000
40. 2000-06-06
    soldstatus $42,920
41. 1996-10-24
    soldstatus $10,000

ⓘ 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: $1,902 · $158/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$75/yr (+$6/mo · 4.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,459
• − Mortgage interest: −$12,038
• − Property taxes: −$1,902
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$6,252
• Taxable loss: −$1,560
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,407/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 — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• 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

+2049.0% since first listed

24 events — show timeline

• 2026-04-16 Price Changed $214,900 HABR
• 2026-04-16 Price Changed $214,900 Hive MLS
• 2026-03-19 Listed $220,000 Hive MLS
• 2026-03-19 Listed $220,000 HABR
• 2023-08-16 Sold (Public Records) $190,000 Public Records
• 2023-08-09 Delisted — HABR
• 2023-08-09 Sold (MLS) $190,000 GAMLS
• 2023-08-09 Sold (MLS) $190,000 Hive MLS
• 2023-08-09 Sold (MLS) $190,000 HABR
• 2023-07-08 Pending — GAMLS
• 2023-07-07 Pending — HABR
• 2023-07-01 Relisted — HABR
• 2023-07-01 Delisted — HABR
• 2023-06-30 Listed $190,000 Hive MLS
• 2023-06-30 Listed $190,000 HABR
• 2023-06-28 Listed $190,000 GAMLS
• 2020-07-24 Sold (Public Records) $98,000 Public Records
• 2020-07-16 Sold (MLS) $98,000 HABR
• 2020-06-16 Listed $98,000 HABR
• 2018-07-27 Sold (Public Records) $85,000 Public Records
• 2018-06-12 Listing Removed — Hive MLS
• 2018-02-11 Listed $95,000 Hive MLS
• 2000-06-06 Sold (Public Records) $42,920 Public Records
• 1996-10-24 Sold (Public Records) $10,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,902 · +23.0% YoY. Source: county tax records.