Lot 2 Bradwell Dunham Rd · Ludowici, GA 31316

$249,987

4 bd · 3.0 ba · 1,976 sqft · SingleFamily · 81 Days on market

Built 2026 5.00 ac lot

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

LOT 2 SITS ON 5 +ACRES!!! !! ENERGY EFFICIENT HOME! 5 ACRES ! Don't miss out on this Charming NEW 4 bedroom / 3-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Exterior photos enhanced for lawn purposes. Homes qualify for FHA and VA loans with a permanent foundation. Pictures of Model Home and represent similar fixtures and color options

Key facts

• 5 acre lot
• Built 2026
• Listed 80 days

Property features AI

Finance

• Other: Listing broker: Seaside Realty Services; Listing agent: Justin Webb

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic sewer
• Home design: Manufactured house; Single-family residence; Residential property; Under construction
• Construction: Vinyl siding; Block foundation; Built area approximately 1976 (listed)
• Exterior features: No exterior features listed; No fencing; Shingle roof; County road frontage; 5-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 3 full bathrooms
• Interior features: Electric water heater; No fireplace; Crawl space basement

🏗️ New construction. The $249,987 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,640.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.9% below list).
• Recommended offer: $228k (8.9% 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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $227,703 (8.9% 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 81 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $276,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Bradwell Dunham Rd	0.04mi	4/2.0	1,820 (-8%)	1mo	$255,000	$140	80

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $166
• Equity at exit: $96,729

10-year hold

• IRR: 4.7%
• Equity multiple: 1.59×
• Total profit: $45,637
• Equity at exit: $130,333

Cash invested: $77,459 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,277 medium
• Mortgage (P&I): −$1,451
• Tax est. 1.5%: −$346 /mo · $4,150/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-113

Break-even live

Break-even rent $2,420

Max offer price $260,297

Occupancy floor 100%

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: $69,160
• Closing costs: $8,299
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-08
   days on market $249,987 Active 81 DOM
2. 2026-06-07
   pricedays on market $249,987 Active 80 DOM
3. 2026-06-05
   pricedays on market $249,988 Active 77 DOM
4. 2026-06-03
   days on market $249,989 Active 76 DOM
5. 2026-06-03
   price $249,989 Active 75 DOM
6. 2026-06-02
   days on market $249,991 Active 75 DOM
7. 2026-06-01
   days on market $249,991 Active 74 DOM
8. 2026-05-31
   days on market $249,991 Active 73 DOM
9. 2026-05-30
   days on market $249,991 Active 72 DOM
10. 2026-05-27
    price $249,992
11. 2026-05-27
    status Active
12. 2026-05-27
    price $249,993
13. 2026-05-21
    historical
14. 2026-05-18
    price $249,994
15. 2026-05-15
    price $249,995
16. 2026-05-14
    price $249,996
17. 2026-05-09
    price $249,997
18. 2026-05-05
    price $259,967
19. 2026-05-04
    price $259,968
20. 2026-05-01
    price $259,969
21. 2026-05-01
    price $259,970
22. 2026-04-29
    price $259,971
23. 2026-04-28
    price $259,972
24. 2026-04-27
    price $259,973
25. 2026-04-24
    price $259,974
26. 2026-04-23
    price $259,975
27. 2026-04-23
    price $259,976
28. 2026-04-22
    price $259,977
29. 2026-04-21
    price $259,978
30. 2026-04-17
    price $259,980
31. 2026-04-15
    price $259,981
32. 2026-04-15
    price $259,982
33. 2026-04-10
    price $259,983
34. 2026-04-09
    price $259,984
35. 2026-04-09
    price $259,985
36. 2026-04-08
    price $259,986
37. 2026-04-06
    price $259,987
38. 2026-04-04
    price $259,988
39. 2026-04-03
    price $259,989
40. 2026-04-01
    price $259,990
41. 2026-03-31
    price $259,991
42. 2026-03-30
    price $259,992
43. 2026-03-26
    price $259,993
44. 2026-03-25
    price $259,995
45. 2026-03-24
    price $259,996
46. 2026-03-23
    price $259,997
47. 2026-03-22
    price $259,998
48. 2026-03-21
    price $249,989
49. 2026-03-20
    price $249,990
50. 2026-03-18
    price $249,991

ⓘ 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: $27,324
• − Mortgage interest: −$15,496
• − Property taxes: −$4,150
• − Insurance: −$1,383
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$8,048
• Taxable loss: −$6,124
• Est. tax savings @ 24.0%: +$1,470
• After-tax cash flow: $114/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

-0.0% since first listed

43 events — show timeline

• 2026-05-27 Price Changed $249,992 HABR
• 2026-05-27 Relisted — HABR
• 2026-05-27 Price Changed $249,993 HABR
• 2026-05-21 Delisted — HABR
• 2026-05-18 Price Changed $249,994 HABR
• 2026-05-15 Price Changed $249,995 HABR
• 2026-05-14 Price Changed $249,996 HABR
• 2026-05-09 Price Changed $249,997 HABR
• 2026-05-05 Price Changed $259,967 HABR
• 2026-05-04 Price Changed $259,968 HABR
• 2026-05-01 Price Changed $259,969 HABR
• 2026-05-01 Price Changed $259,970 HABR
• 2026-04-29 Price Changed $259,971 HABR
• 2026-04-28 Price Changed $259,972 HABR
• 2026-04-27 Price Changed $259,973 HABR
• 2026-04-24 Price Changed $259,974 HABR
• 2026-04-23 Price Changed $259,975 HABR
• 2026-04-23 Price Changed $259,976 HABR
• 2026-04-22 Price Changed $259,977 HABR
• 2026-04-21 Price Changed $259,978 HABR
• 2026-04-17 Price Changed $259,980 HABR
• 2026-04-15 Price Changed $259,981 HABR
• 2026-04-15 Price Changed $259,982 HABR
• 2026-04-10 Price Changed $259,983 HABR
• 2026-04-09 Price Changed $259,984 HABR
• 2026-04-09 Price Changed $259,985 HABR
• 2026-04-08 Price Changed $259,986 HABR
• 2026-04-06 Price Changed $259,987 HABR
• 2026-04-04 Price Changed $259,988 HABR
• 2026-04-03 Price Changed $259,989 HABR
• 2026-04-01 Price Changed $259,990 HABR
• 2026-03-31 Price Changed $259,991 HABR
• 2026-03-30 Price Changed $259,992 HABR
• 2026-03-26 Price Changed $259,993 HABR
• 2026-03-25 Price Changed $259,995 HABR
• 2026-03-24 Price Changed $259,996 HABR
• 2026-03-23 Price Changed $259,997 HABR
• 2026-03-22 Price Changed $259,998 HABR
• 2026-03-21 Price Changed $249,989 HABR
• 2026-03-20 Price Changed $249,990 HABR
• 2026-03-18 Price Changed $249,991 HABR
• 2026-03-17 Price Changed $249,992 HABR
• 2026-03-06 Listed $249,993 HABR