364 Mcclelland Road Rd NE · Ludowici, GA 31316

$249,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 97 Days on market

Built 2024 Good condition 0.44 ac lot $186/sqft · 6% below area Est $264k · 6% under $25/mo HOA · 1% 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 +13.6/30.0
• ARV discount +10.1/15.0
• Appreciation +5.6/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to this charming ranch-style home in the desirable Paxton Hill subdivision in Ludowici. Built in 2024, this thoughtfully designed 3 bedroom, 2 bath home offers an inviting open floor plan perfect for modern living. Upon entering, you are greeted by a spacious family room that flows seamlessly into the kitchen, featuring an island, walk-in pantry, and convenient access to the garage. The dining area sits just off the main living space, creating a comfortable layout for everyday living and entertaining. The home features a split-style bedroom layout with two secondary bedrooms and a full bath located off the main hallway. The private primary suite includes vaulted ceilings, a walk-in closet, and an en-suite bath with a dual vanity. Situated on a generous 0.44-acre lot, this property offers plenty of outdoor space and a patio area ideal for relaxing or entertaining. Located just minutes from Hinesville and Fort Stewart, this home provides both peaceful living and convenient access to local schools, shopping, and dining. Don't miss the opportunity to own a nearly new home in this growing community!

Key facts

• Open floor plan
• Ranch style home
• Walk in closet

Tags

• RANCH STYLE HOME
• OPEN FLOOR PLAN
• WALK IN PANTRY
• SPLIT STYLE BEDROOM LAYOUT
• PRIVATE PRIMARY SUITE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $16 ($190/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 $223k (10.4% below list).
• Recommended offer: $223k (10.4% 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: 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 36% 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 7, 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 97 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $222,987 (10.4% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (median comp): $264,468
• List price: $249,000
• Delta: -5.85%
• 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
203 Nobles Dr NE	0.13mi	3/2.0	1,337 (-0%)	20mo	$237,000	$177	77
163 Franklin Tree Drive Dr NE	0.18mi	3/2.0	1,337 (-0%)	19mo	$230,400	$172	76
163 Franklin Tree Dr NE	0.18mi	3/2.0	1,337 (-0%)	19mo	$230,400	$172	76
221 Nobles Dr NE	0.17mi	3/2.0	1,332 (-1%)	19mo	$250,000	$188	75
389 Mcclelland Loop NE	0.43mi	4/2.0 (+1)	1,451 (+8%)	0mo	$279,900	$193	61
263 Lanier Rd	0.69mi	3/2.0	1,415 (+6%)	3mo	$274,400	$194	56
197 Franklin Tree Drive Dr NE	0.17mi	3/2.0	1,144 (-15%)	19mo	$222,300	$194	52
60 Lanier Rd NE	0.41mi	4/2.0 (+1)	1,465 (+9%)	12mo	$230,000	$157	51
249 Lanier Rd	0.67mi	3/2.0	1,474 (+10%)	5mo	$279,400	$190	48
188 Morgan Field Blvd NE	0.62mi	3/2.0	1,521 (+14%)	8mo	$275,000	$181	42
233 Lanier Road Rd NE	0.65mi	3/2.0	1,473 (+10%)	14mo	$274,900	$187	41
277 Lanier Road Rd NE	0.71mi	3/2.0	1,473 (+10%)	13mo	$280,900	$191	40

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: 2.1%
• Equity multiple: 1.11×
• Total profit: $7,649
• Equity at exit: $87,065

10-year hold

• IRR: 6.6%
• Equity multiple: 1.82×
• Total profit: $57,316
• Equity at exit: $117,311

Cash invested: $69,720 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$25
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $16

Break-even live

Break-even rent $2,210

Max offer price $249,000

Occupancy floor 94%

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: $62,250
• Closing costs: $7,470
• 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	44d	1	0.71mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	44d	1	1.14mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-10
   days on market $249,000 Active 97 DOM
2. 2026-06-09
   days on market $249,000 Active 96 DOM
3. 2026-06-08
   days on market $249,000 Active 95 DOM
4. 2026-06-07
   days on market $249,000 Active 94 DOM
5. 2026-06-05
   days on market $249,000 Active 91 DOM
6. 2026-06-03
   days on market $249,000 Active 90 DOM
7. 2026-06-02
   days on market $249,000 Active 89 DOM
8. 2026-06-01
   days on market $249,000 Active 88 DOM
9. 2026-05-31
   days on market $249,000 Active 87 DOM
10. 2026-05-30
    days on market $249,000 Active 86 DOM
11. 2026-04-20
    price $249,000 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to this charming ranch-style home in the desirable Paxton Hill subdivision in Ludowici. Built in 2024, this thoughtfully designed 3 bedroom, 2 bath home offers an inviting open floor plan perfect for modern living. Upon entering, you are greeted by a spacious family room that flows seamlessly into the kitchen, featuring an island, walk-in pantry, and convenient access to the garage. The dining area sits just off the main living space, creating a comfortable layout for everyday living and entertaining. The home features a split-style bedroom layout with two secondary bedrooms and a full bath located off the main hallway. The private primary suite includes vaulted ceilings, a walk-in closet, and an en-suite bath with a dual vanity. Situated on a generous 0.44-acre lot, this property offers plenty of outdoor space and a patio area ideal for relaxing or entertaining. Located just minutes from Hinesville and Fort Stewart, this home provides both peaceful living and convenient access to local schools, shopping, and dining. Don't miss the opportunity to own a nearly new home in this growing community!

12. 2026-03-05
    listed $254,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to this charming ranch-style home in the desirable Paxton Hill subdivision in Ludowici. Built in 2024, this thoughtfully designed 3 bedroom, 2 bath home offers an inviting open floor plan perfect for modern living. Upon entering, you are greeted by a spacious family room that flows seamlessly into the kitchen, featuring an island, walk-in pantry, and convenient access to the garage. The dining area sits just off the main living space, creating a comfortable layout for everyday living and entertaining. The home features a split-style bedroom layout with two secondary bedrooms and a full bath located off the main hallway. The private primary suite includes vaulted ceilings, a walk-in closet, and an en-suite bath with a dual vanity. Situated on a generous 0.44-acre lot, this property offers plenty of outdoor space and a patio area ideal for relaxing or entertaining. Located just minutes from Hinesville and Fort Stewart, this home provides both peaceful living and convenient access to local schools, shopping, and dining. Don't miss the opportunity to own a nearly new home in this growing community!

13. 2024-09-09
    soldstatus $230,600 Closed
14. 2024-09-09
    soldstatus $230,600
15. 2024-06-08
    status Pending
16. 2024-05-17
    listed $230,600
17. 2024-05-17
    listed $230,600 Active
18. 2024-05-17
    listed $230,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,758
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$300
• − Depreciation: −$7,244
• Taxable loss: −$3,994
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $1,148/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern ranch-style home in Paxton Hill subdivision is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both painting — fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — improved landscaping can increase curb appeal and property value
• Both upgrading light fixtures — modern light fixtures can improve the home's curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping can increase curb appeal and property value ↑
• Both upgrading light fixtures — modern light fixtures can improve the home's curb appeal and functionality ↑

ⓘ 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

• 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

+8.0% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $249,000 HABR
• 2026-03-05 Listed $254,000 HABR
• 2024-09-09 Sold (MLS) $230,600 Hive MLS
• 2024-09-09 Sold (MLS) $230,600 HABR
• 2024-06-08 Pending — HABR
• 2024-05-17 Listed $230,600 Hive MLS
• 2024-05-17 Listed $230,600 HABR
• 2024-05-17 Listed $230,600 Hive MLS