90 Medler Ct NE · Ludowici, GA 31316

$279,900

3 bd · 2.5 ba · 1,785 sqft · SingleFamily · 63 Days on market

Built 2026 5,227 sqft lot Est $311k · 10% under $30/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).

• ARV discount +11.9/15.0
• Cash flow +9.2/30.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

The Lincoln plan in Paxton Hill! Conveniently situated near local schools & recreation and within minutes to Hinesville & Ft. Stewart! This 3-bedroom patio home plan features an open-concept first-floor living space and a fenced backyard with sod & irrigation! Upon entry to the Lincoln, find an open kitchen with clear views out to the dining room & family room. The fully equipped kitchen features granite counters along the perimeter & island, plus access to your 2-car garage. A half bath is also located on the first floor. Upstairs are two bedrooms, a laundry room, a hall bath with granite vanity & the primary suite! Within the impressive primary suite is

Key facts

• Private bath
• Dual granite vanity
• Fenced backyard

Tags

• OPEN CONCEPT FIRST FLOOR
• FENCED BACKYARD
• FULLY EQUIPPED KITCHEN
• GRANITE COUNTERS
• PRIVATE BATH
• DUAL GRANITE VANITY

Property features AI

Finance

• Other: Subdivision: Paxton Hill
• HOA & community: Homeowners association with an annual fee of $360 (about $30/month)

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; 2 stories; No attached or shared walls
• Construction: Vinyl siding; Composition roof; Slab foundation; Windows listed as energy-efficient
• Exterior features: Patio; Wood privacy fencing; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Self-cleaning oven; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric); Electric heating; Forced air; Heat pump
• Interior features: Double vanity; Kitchen island; Pantry; Vaulted ceilings; Double pane windows; Accessible full bathroom
• Laundry & utility: Laundry room on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.6% below list).
• Recommended offer: $222k (20.6% 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.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $222,117 (20.6% 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 63 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $310,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
385 Carson St	0.50mi	3/2.0	1,778 (-0%)	1mo	$300,000	$169	73
627 Doctor's Creek Rd NE	0.71mi	4/2.5 (+1)	1,810 (+1%)	2mo	$282,750	$156	58
591 Doctor's Creek Rd NE	0.70mi	4/2.5 (+1)	1,810 (+1%)	3mo	$281,850	$156	58
665 Doctor's Creek Rd NE	0.71mi	4/2.0 (+1)	1,926 (+8%)	1mo	$320,910	$167	46
612 Doctor's Creek Rd NE	0.71mi	4/2.0 (+1)	1,620 (-9%)	2mo	$281,325	$174	43
707 Doctor's Creek Rd NE	0.71mi	3/2.0	1,527 (-14%)	1mo	$274,830	$180	40
143 Long Way	0.74mi	3/2.0	1,569 (-12%)	4mo	$239,900	$153	40
509 Doctor's Creek Rd NE	0.70mi	4/2.5 (+1)	2,002 (+12%)	4mo	$299,775	$150	39
725 Doctor's Creek Rd NE	0.71mi	4/2.0 (+1)	1,565 (-12%)	1mo	$278,925	$178	39
555 Doctor's Creek Rd NE	0.70mi	4/2.0 (+1)	1,565 (-12%)	3mo	$277,625	$177	38
188 Morgan Field Blvd NE	0.72mi	3/2.0	1,521 (-15%)	8mo	$275,000	$181	33
168 Morgan Field Blvd NE	0.74mi	4/2.0 (+1)	1,565 (-12%)	8mo	$275,000	$176	31

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: -1.5%
• Equity multiple: 0.92×
• Total profit: $-5,887
• Equity at exit: $97,869

10-year hold

• IRR: 3.4%
• Equity multiple: 1.42×
• Total profit: $33,155
• Equity at exit: $131,869

Cash invested: $78,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$30
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-210

Break-even live

Break-even rent $2,486

Max offer price $249,570

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-113	+0% $-210	+5% $-306	+10% $-403
Rent	-10% $-385	-5% $-297	+0% $-210	+5% $-122	+10% $-34
Rate	-1.0pp $-69	-0.5pp $-138	base $-210	+0.5pp $-282	+1.0pp $-356

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: $69,975
• Closing costs: $8,397
• 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	0.88mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	44d	1	0.95mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-02-26
   listed $279,900 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% 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 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: $26,654
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$360
• − Depreciation: −$8,143
• Taxable loss: −$7,390
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-742/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

• 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

2 events — show timeline

• 2026-04-30 Pending — Hive MLS
• 2026-02-26 Listed $279,900 Hive MLS