1072 Buster Phillips Road Rd SE · Ludowici, GA 31316

$224,900

3 bd · 2.0 ba · 1,249 sqft · SingleFamily public records · 72 Days on market

Built 2005 0.61 ac lot $180/sqft · 12% below area Est $256k · 12% under ↓ 56% since listing

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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 +14.4/30.0
• ARV discount +13.0/15.0
• Appreciation +5.6/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Price Improvement & $8K Seller Concessions with full price offer!! Tucked away beneath a canopy of mature trees, this charming 3 bedroom, 2 bath ranch offers the kind of peaceful setting that just feels like home the moment you pull in. Sitting on over half an acre, you'll love the privacy, space to spread out, and the freedom of no HOA - bring your boat, your toys, or simply enjoy the quiet surroundings. Step inside to a bright, open layout where everyday living flows easily from the living room to the kitchen and dining area. The owner?s suite offers a spacious and relaxing retreat with its own private bath, while the additional bedrooms are well-sized and versatile - perfect for guests, a home office, or whatever fits your lifestyle. The kitchen is designed for both function and comfort, with plenty of cabinet space and brand new appliances to be installed prior to closing, giving peace of mind from day one. Whether hosting friends or enjoying a quiet night in, this home offers a comfortable and inviting space. Out back, an open deck provides the perfect spot for morning coffee, evening grilling, or taking in the natural surroundings. With 0.61 acres, there's plenty of room to create your ideal outdoor setup - garden, fire pit, play area, or more. Located in the Long County School System, this home offers an easy commute to Ft Stewart, Hinesville, Jesup, and Brunswick, with convenient access to the Georgia coast and beaches. FHA, USDA & VA financing eligible. If you've been searching for a place that feels tucked away yet still close to everything, this is one you don't want to miss. Come see what life could look like here.

Key facts

• 0.61 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $44 ($526/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 $188k (16.2% below list).
• Recommended offer: $188k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.4% in Ludowici — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $4k 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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, 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 72 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $188,398 (16.2% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $256,203
• List price: $224,900
• Delta: -12.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3722 Old Darien-macon Darien Rd	0.07mi	3/2.0	1,223 (-2%)	2mo	$244,000	$200	92
1046 Buster Phillips Rd SE	0.03mi	3/2.0	1,249 (0%)	16mo	$240,000	$192	86
819 S Mcdonald St	0.43mi	3/2.0	1,194 (-4%)	3mo	$51,000	$43	70
613 S Macon St	0.45mi	3/2.0	1,282 (+3%)	10mo	$217,000	$169	66
625 S Macon St	0.44mi	3/2.0	1,282 (+3%)	22mo	$230,000	$179	57
173 Franklin Tree Dr NE	0.39mi	3/2.0	1,132 (-9%)	19mo	$222,300	$196	50
60 Oak Ridge Cemetery Rd	0.68mi	3/2.0	1,300 (+4%)	14mo	$227,000	$175	50
198 Archibald Ave SE	0.53mi	3/2.0	1,336 (+7%)	20mo	$255,000	$191	47
1404 Buster Phillips Rd SE	0.32mi	3/2.0	1,428 (+14%)	19mo	$264,000	$185	45
122 Oak Ridge Cemetery Rd SW	0.71mi	3/2.0	1,282 (+3%)	23mo	$230,000	$179	43
398 Macon St	0.68mi	3/2.0	1,172 (-6%)	18mo	$210,500	$180	43

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: 2.7%
• Equity multiple: 1.14×
• Total profit: $8,708
• Equity at exit: $78,638

10-year hold

• IRR: 7.1%
• Equity multiple: 1.88×
• Total profit: $55,421
• Equity at exit: $105,957

Cash invested: $62,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $44

Break-even live

Break-even rent $1,828

Max offer price $224,900

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $107	+0% $44	+5% $-20	+10% $-83
Rent	-10% $-105	-5% $-31	+0% $44	+5% $118	+10% $193
Rate	-1.0pp $157	-0.5pp $101	base $44	+0.5pp $-14	+1.0pp $-74

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: $56,225
• Closing costs: $6,747
• 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	1.09mi

Listing history 23 events

1. 2026-06-19
   days on market $224,900 Active 72 DOM
2. 2026-06-18
   days on market $224,900 Active 71 DOM
3. 2026-06-17
   days on market $224,900 Active 70 DOM
4. 2026-06-16
   days on market $224,900 Active 69 DOM
5. 2026-06-15
   days on market $224,900 Active 68 DOM
6. 2026-06-14
   days on market $224,900 Active 66 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on market $224,900 Active 65 DOM
9. 2026-06-10
   days on market $229,900 Active 63 DOM
10. 2026-06-09
    days on market $229,900 Active 62 DOM
11. 2026-06-08
    days on market $229,900 Active 61 DOM
12. 2026-06-07
    days on market $229,900 Active 60 DOM
13. 2026-06-05
    days on market $229,900 Active 57 DOM
14. 2026-06-03
    days on market $229,900 Active 56 DOM
15. 2026-06-02
    days on market $229,900 Active 55 DOM
16. 2026-06-01
    days on market $229,900 Active 54 DOM
17. 2026-05-31
    days on market $229,900 Active 53 DOM
18. 2026-05-30
    days on market $229,900 Active 52 DOM
19. 2026-05-04
    price $229,900 1666-char remark

    Show marketing remark (1666 chars)

    Price Improvement & $8K Seller Concessions with full price offer!! Tucked away beneath a canopy of mature trees, this charming 3 bedroom, 2 bath ranch offers the kind of peaceful setting that just feels like home the moment you pull in. Sitting on over half an acre, you'll love the privacy, space to spread out, and the freedom of no HOA - bring your boat, your toys, or simply enjoy the quiet surroundings. Step inside to a bright, open layout where everyday living flows easily from the living room to the kitchen and dining area. The owner?s suite offers a spacious and relaxing retreat with its own private bath, while the additional bedrooms are well-sized and versatile - perfect for guests, a home office, or whatever fits your lifestyle. The kitchen is designed for both function and comfort, with plenty of cabinet space and brand new appliances to be installed prior to closing, giving peace of mind from day one. Whether hosting friends or enjoying a quiet night in, this home offers a comfortable and inviting space. Out back, an open deck provides the perfect spot for morning coffee, evening grilling, or taking in the natural surroundings. With 0.61 acres, there's plenty of room to create your ideal outdoor setup - garden, fire pit, play area, or more. Located in the Long County School System, this home offers an easy commute to Ft Stewart, Hinesville, Jesup, and Brunswick, with convenient access to the Georgia coast and beaches. FHA, USDA & VA financing eligible. If you've been searching for a place that feels tucked away yet still close to everything, this is one you don't want to miss. Come see what life could look like here.

20. 2026-04-09
    listed $231,500 Active 1666-char remark

    Show marketing remark (1666 chars)

    Price Improvement & $8K Seller Concessions with full price offer!! Tucked away beneath a canopy of mature trees, this charming 3 bedroom, 2 bath ranch offers the kind of peaceful setting that just feels like home the moment you pull in. Sitting on over half an acre, you'll love the privacy, space to spread out, and the freedom of no HOA - bring your boat, your toys, or simply enjoy the quiet surroundings. Step inside to a bright, open layout where everyday living flows easily from the living room to the kitchen and dining area. The owner?s suite offers a spacious and relaxing retreat with its own private bath, while the additional bedrooms are well-sized and versatile - perfect for guests, a home office, or whatever fits your lifestyle. The kitchen is designed for both function and comfort, with plenty of cabinet space and brand new appliances to be installed prior to closing, giving peace of mind from day one. Whether hosting friends or enjoying a quiet night in, this home offers a comfortable and inviting space. Out back, an open deck provides the perfect spot for morning coffee, evening grilling, or taking in the natural surroundings. With 0.61 acres, there's plenty of room to create your ideal outdoor setup - garden, fire pit, play area, or more. Located in the Long County School System, this home offers an easy commute to Ft Stewart, Hinesville, Jesup, and Brunswick, with convenient access to the Georgia coast and beaches. FHA, USDA & VA financing eligible. If you've been searching for a place that feels tucked away yet still close to everything, this is one you don't want to miss. Come see what life could look like here.

21. 2023-06-12
    soldstatus $600,000
22. 2022-02-03
    price $1,450
23. 2021-04-30
    soldstatus $525,000

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$12/yr (+$1/mo · 0.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°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: $22,608
• − Mortgage interest: −$12,598
• − Property taxes: −$2,057
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,543
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,326/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: 4,933
• 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

-56.2% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $229,900 HABR
• 2026-04-09 Listed $231,500 HABR
• 2023-06-12 Sold (Public Records) $600,000 Public Records
• 2022-02-03 Price Changed $1,450 RENT.
• 2021-04-30 Sold (Public Records) $525,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,057 · +7.9% YoY. Source: county tax records.