Anderson Plan · Ludowici, GA 31316

$269,900

4 bd · 2.5 ba · 1,810 sqft · SingleFamily · 664 Days on market

Excellent condition $39/mo HOA · 2% of rent

---

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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Experience the Anderson Plan in our brand-new Doctor's Creek community. Step into the foyer and discover the versatile flex room - ideal for an office or game room. Moving through a short corridor, you'll find a welcoming kitchen with a corner pantry and a bar area for extra seating. The family room is seamlessly connected to the kitchen, catering to modern family living. Upstairs, the primary suite boasts a spacious bedroom, while the en-suite steals the spotlight with dual vanities, a garden tub, separate shower, private toilet room, and a generous walk-in closet. Three additional bedrooms share a hall bath, and for added convenience, the laundry room is located on the upper level. Artistic renderings are for illustrative purposes only, and actual floor plans, features, and inclusions may vary.

Key facts

• Corner pantry
• Private toilet room
• 2 parking spots

Tags

• CORNER PANTRY
• PRIVATE TOILET ROOM

🏗️ New construction. The $269,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,697.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (17.3% below list).
• Recommended offer: $223k (17.3% 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; 1 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 $6k 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 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 664 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

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, 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 $223,316 (17.3% 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 664 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 11.2

CMA / ARV

• ARV (median comp): $299,697
• List price: $269,900
• Delta: -9.94%
• 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
77 Doctor's Creek Rd NE	0.66mi	4/2.5	1,810 (0%)	10mo	$285,425	$158	61
453 Lanier Rd NE	0.69mi	4/2.0	1,926 (+6%)	9mo	$304,425	$158	48
55 Pintail Ct NE	0.63mi	4/2.0	1,620 (-10%)	8mo	$276,625	$171	44
68 Pintail Ct NE	0.60mi	4/2.5	2,065 (+14%)	7mo	$308,925	$150	43
136 Doctor's Creek Rd NE	0.65mi	4/2.5	2,002 (+11%)	11mo	$298,275	$149	43
76 Doctor's Creek Rd NE	0.64mi	4/2.0	1,620 (-10%)	11mo	$298,170	$184	42
439 Lanier Rd NE	0.69mi	4/2.0	1,620 (-10%)	11mo	$279,525	$173	39
95 Doctor's Creek Rd NE	0.67mi	4/2.5	2,065 (+14%)	9mo	$294,375	$143	38
14 Pintail Ct NE	0.66mi	4/2.5	2,065 (+14%)	9mo	$293,425	$142	38
58 Doctor's Creek Rd NE	0.64mi	4/2.0	1,565 (-14%)	10mo	$292,025	$187	38
117 Doctor's Creek Rd NE	0.67mi	4/2.0	1,565 (-14%)	8mo	$274,995	$176	37
34 Pintail Ct NE	0.64mi	4/2.0	1,565 (-14%)	11mo	$300,095	$192	36

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: -5.1%
• Equity multiple: 0.74×
• Total profit: $-21,938
• Equity at exit: $104,791

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,972
• Equity at exit: $141,196

Cash invested: $83,915 (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: $2,233 medium
• Mortgage (P&I): −$1,572
• Tax est. 1.5%: −$375 /mo · $4,495/yr
• Insurance: −$125
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-471

Break-even live

Break-even rent $2,830

Max offer price $231,521

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-368	+0% $-471	+5% $-575	+10% $-678
Rent	-10% $-648	-5% $-559	+0% $-471	+5% $-383	+10% $-295
Rate	-1.0pp $-320	-0.5pp $-395	base $-471	+0.5pp $-549	+1.0pp $-628

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: $74,924
• Closing costs: $8,991
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.28mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 19 events

1. 2026-06-21
   days on market $269,900 Active 664 DOM
2. 2026-06-19
   days on market $269,900 Active 662 DOM
3. 2026-06-18
   days on market $269,900 Active 661 DOM
4. 2026-06-17
   days on market $269,900 Active 660 DOM
5. 2026-06-16
   days on market $269,900 Active 659 DOM
6. 2026-06-15
   days on market $269,900 Active 658 DOM
7. 2026-06-14
   days on market $269,900 Active 656 DOM
8. 2026-06-13
   days on market $269,900 Active 655 DOM
9. 2026-06-10
   days on market $269,900 Active 653 DOM
10. 2026-06-09
    days on market $269,900 Active 652 DOM
11. 2026-06-08
    days on market $269,900 Active 651 DOM
12. 2026-06-07
    days on market $269,900 Active 650 DOM
13. 2026-06-05
    days on market $269,900 Active 647 DOM
14. 2026-06-03
    days on market $269,900 Active 646 DOM
15. 2026-06-02
    days on market $269,900 Active 645 DOM
16. 2026-06-01
    days on market $269,900 Active 644 DOM
17. 2026-05-31
    days on market $269,900 Active 643 DOM
18. 2026-05-30
    days on market $269,900 Active 642 DOM
19. 2024-08-26
    listed $269,900 Active 807-char remark

    Show marketing remark (807 chars)

    Experience the Anderson Plan in our brand-new Doctor's Creek community. Step into the foyer and discover the versatile flex room - ideal for an office or game room. Moving through a short corridor, you'll find a welcoming kitchen with a corner pantry and a bar area for extra seating. The family room is seamlessly connected to the kitchen, catering to modern family living. Upstairs, the primary suite boasts a spacious bedroom, while the en-suite steals the spotlight with dual vanities, a garden tub, separate shower, private toilet room, and a generous walk-in closet. Three additional bedrooms share a hall bath, and for added convenience, the laundry room is located on the upper level. Artistic renderings are for illustrative purposes only, and actual floor plans, features, and inclusions may vary.

ⓘ 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $26,798
• − Mortgage interest: −$16,788
• − Property taxes: −$4,495
• − Insurance: −$3,001
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$468
• − Depreciation: −$8,718
• Taxable loss: −$10,960
• Est. tax savings @ 24.0%: +$2,630
• After-tax cash flow: $-3,023/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 · 1 photo

Excellent 100/100 None rehab

This single-family home in Ludowici, GA, is in excellent condition with no visible repairs needed. It offers a modern kitchen, spacious bedrooms, and a well-maintained exterior. Upgrades in painting, landscaping, and smart home features can further enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more attractive and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more attractive and convenient. ↑

ⓘ 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

• 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

1 event — show timeline

• 2024-08-26 Listed $269,900 Zillow