455 Carson Street St NE · Ludowici, GA 31316

$295,000

4 bd · 2.0 ba · 2,057 sqft · SingleFamily public records · 109 Days on market

Built 2010 0.65 ac lot Est $290k · at est.

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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 +14.2/30.0
• ARV discount +6.7/15.0
• Appreciation +5.6/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard—perfect for year-round relaxation.

Key facts

• Rain gutters
• Split floor plan
• Spacious corner lot

Tags

• BRICK HOME
• SPACIOUS CORNER LOT
• TWO-CAR GARAGE
• RAIN GUTTERS
• FRONT LAWN SPRINKLERS
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-76 ($-916/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (17.2% below list).
• Recommended offer: $244k (17.2% 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).

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 $83k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 6, 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 109 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $106k; list at $295k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $244,219 (17.2% 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 109 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $289,764
• List price: $295,000
• Delta: 1.81%
• 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
365 Carson St NE	0.09mi	4/2.0	1,844 (-10%)	11mo	$275,000	$149	69
385 Carson St	0.07mi	3/2.0 (-1)	1,778 (-14%)	1mo	$300,000	$169	68
375 Morgan Field Blvd NE	0.28mi	5/3.0 (+1)	2,024 (-2%)	15mo	$299,000	$148	63
78 Avondale Dr NE	0.27mi	4/2.5	1,852 (-10%)	8mo	$282,000	$152	62
23 Forest St NE	0.41mi	4/2.0	1,979 (-4%)	16mo	$270,000	$136	62
15 Loganberry Ln NE	0.42mi	4/2.5	2,236 (+9%)	4mo	$298,800	$134	60
359 Morgan Field Blvd	0.30mi	4/2.5	1,890 (-8%)	14mo	$285,200	$151	59
2817 Elim Church Rd	0.49mi	4/2.5	2,095 (+2%)	16mo	$304,500	$145	59
117 Forest St NE	0.46mi	4/2.5	2,096 (+2%)	17mo	$290,000	$138	59
72 NE Long Way St	0.13mi	4/2.5	2,300 (+12%)	18mo	$290,000	$126	57
247 NE Morgan Field Blvd	0.39mi	4/2.5	1,810 (-12%)	12mo	$278,000	$154	50
89 NE Morgan Field Blvd	0.57mi	4/2.5	2,292 (+11%)	11mo	$289,900	$126	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: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,967
• Equity at exit: $103,149

10-year hold

• IRR: 5.3%
• Equity multiple: 1.66×
• Total profit: $54,632
• Equity at exit: $138,983

Cash invested: $82,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$211 /mo · $2,526/yr
• Insurance: −$123
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-76

Break-even live

Break-even rent $2,539

Max offer price $281,518

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $7	+0% $-76	+5% $-160	+10% $-243
Rent	-10% $-269	-5% $-173	+0% $-76	+5% $20	+10% $117
Rate	-1.0pp $72	-0.5pp $-1	base $-76	+0.5pp $-153	+1.0pp $-231

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	0.42mi
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	45d	1	1.39mi

Listing history 18 events

1. 2026-06-10
   statusdays on marketlisting id $295,000 Pending 109 DOM
2. 2026-05-13
   status Pending 807-char remark

   Show marketing remark (807 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard—perfect for year-round relaxation.

3. 2026-05-12
   status Under Contract 801-char remark

   Show marketing remark (801 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

4. 2026-04-02
   status Active 807-char remark

   Show marketing remark (801 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

5. 2026-04-02
   status Back On Market 801-char remark

   Show marketing remark (801 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

6. 2026-03-25
   status Pending 807-char remark

   Show marketing remark (801 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

7. 2026-03-25
   status Under Contract 801-char remark

   Show marketing remark (801 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

8. 2026-01-20
   status Active 807-char remark

   Show marketing remark (807 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard—perfect for year-round relaxation.

9. 2026-01-19
   status Back On Market 801-char remark

   Show marketing remark (801 chars)

   Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

10. 2026-01-13
    status Under Contract 801-char remark

    Show marketing remark (807 chars)

    Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard—perfect for year-round relaxation.

11. 2026-01-13
    status Pending 807-char remark

    Show marketing remark (807 chars)

    Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard—perfect for year-round relaxation.

12. 2026-01-08
    listed $295,000 Active 807-char remark

    Show marketing remark (801 chars)

    Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

13. 2026-01-08
    listed $295,000 New 801-char remark

    Show marketing remark (801 chars)

    Beautiful brick home situated on a spacious corner lot, offering excellent curb appeal and a two-car garage with added convenience features like rain gutters and front lawn sprinklers. Inside, this well-maintained home features a split floor plan with 4 bedrooms and 2 full bathrooms. The formal dining room and a cozy breakfast area off the kitchen provide great options for everyday dining and entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, electric range, and microwave. The owner's suite includes a large soaking tub, stand-alone shower, dual vanity, and walk-in closet. Custom-fit window blinds are found throughout the home, adding both style and comfort. Enjoy extra living space in the heated sunroom overlooking the backyard-perfect for year-round relaxation.

14. 2015-04-03
    soldstatus $106,000
15. 2015-04-03
    soldstatus $106,000
16. 2014-10-29
    listed $106,900
17. 2010-12-14
    soldstatus $179,900
18. 2007-01-26
    soldstatus $72,000

ⓘ 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: $2,526 · $211/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$188/yr (+$16/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $29,306
• − Mortgage interest: −$16,525
• − Property taxes: −$2,526
• − Insurance: −$2,978
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$8,582
• Taxable loss: −$5,993
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $522/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

+309.7% since first listed

17 events — show timeline

• 2026-05-13 Pending — HABR
• 2026-05-12 Pending — GAMLS
• 2026-04-02 Relisted — HABR
• 2026-04-02 Relisted — GAMLS
• 2026-03-25 Pending — HABR
• 2026-03-25 Pending — GAMLS
• 2026-01-20 Relisted — HABR
• 2026-01-19 Relisted — GAMLS
• 2026-01-13 Pending — GAMLS
• 2026-01-13 Pending — HABR
• 2026-01-08 Listed $295,000 GAMLS
• 2026-01-08 Listed $295,000 HABR
• 2015-04-03 Sold (MLS) $106,000 GAMLS
• 2015-04-03 Sold (MLS) $106,000 Hive MLS
• 2014-10-29 Listed $106,900 Hive MLS
• 2010-12-14 Sold (Public Records) $179,900 Public Records
• 2007-01-26 Sold (Public Records) $72,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,526 · -1.0% YoY. Source: county tax records.