Anderson Plan · Ludowici, GA 31316

$269,900

4 bd · 2.5 ba · 1,810 sqft · SingleFamily · 758 Days on market

Excellent condition $39/mo HOA · 2% 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).

• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0

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 — $299,962.

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 $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (13.6% below list).
• Recommended offer: $233k (13.6% 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: 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: 532 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 758 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 $233,228 (13.6% 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 758 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.78% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $299,962
• List price: $269,900
• Delta: -10.02%
• Verdict: UNDERPRICED
• 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%)	13mo	$285,425	$158	58
453 Lanier Rd NE	0.69mi	4/2.0	1,926 (+6%)	12mo	$304,425	$158	45
55 Pintail Ct NE	0.63mi	4/2.0	1,620 (-10%)	11mo	$276,625	$171	42
68 Pintail Ct NE	0.60mi	4/2.5	2,065 (+14%)	10mo	$308,925	$150	40
136 Doctor's Creek Rd NE	0.65mi	4/2.5	2,002 (+11%)	14mo	$298,275	$149	40
76 Doctor's Creek Rd NE	0.64mi	4/2.0	1,620 (-10%)	14mo	$298,170	$184	39
439 Lanier Rd NE	0.69mi	4/2.0	1,620 (-10%)	14mo	$279,525	$173	37
95 Doctor's Creek Rd NE	0.67mi	4/2.5	2,065 (+14%)	12mo	$294,375	$143	35
14 Pintail Ct NE	0.66mi	4/2.5	2,065 (+14%)	12mo	$293,425	$142	35
58 Doctor's Creek Rd NE	0.64mi	4/2.0	1,565 (-14%)	13mo	$292,025	$187	35
117 Doctor's Creek Rd NE	0.67mi	4/2.0	1,565 (-14%)	11mo	$274,995	$176	35
34 Pintail Ct NE	0.64mi	4/2.0	1,565 (-14%)	14mo	$300,095	$192	34

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: -4.0%
• Equity multiple: 0.80×
• Total profit: $-17,059
• Equity at exit: $104,884

10-year hold

• IRR: 1.2%
• Equity multiple: 1.15×
• Total profit: $12,551
• Equity at exit: $141,321

Cash invested: $83,989 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 22 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $285,400 ($167/sqft)
• Median days on market: 148 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31316

• Home prices YoY: 0.6%
• Active inventory: 532
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,499/yr
• Insurance: −$125
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-395

Break-even live

Break-even rent $2,832

Max offer price $242,852

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-291	+0% $-395	+5% $-498	+10% $-602
Rent	-10% $-579	-5% $-487	+0% $-395	+5% $-303	+10% $-210
Rate	-1.0pp $-244	-0.5pp $-318	base $-395	+0.5pp $-472	+1.0pp $-551

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: $74,990
• Closing costs: $8,999
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Deerfield Dr NE Ludowici, GA	4.0	2.0	1926	$2,300	$1.19	3d	1	0.80mi
289 Deerfield Dr NE Ludowici, GA	4.0	2.0	1897	$2,150	$1.13	3d	1	0.82mi
38 Carson St NE Ludowici, GA	3.0	2.0	1365	$1,800	$1.32	3d	1	0.88mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	139d	1	1.28mi
102 Brandonwood Rd NE Ludowici, GA	4.0	2.5	1609	$2,000	$1.24	3d	1	1.49mi

Listing history 50 events

1. 2026-09-24
   days on market $269,900 Active 758 DOM
2. 2026-09-22
   days on market $269,900 Active 757 DOM
3. 2026-09-20
   days on market $269,900 Active 755 DOM
4. 2026-09-19
   days on market $269,900 Active 754 DOM
5. 2026-09-18
   days on market $269,900 Active 753 DOM
6. 2026-09-17
   days on market $269,900 Active 752 DOM
7. 2026-09-16
   days on market $269,900 Active 751 DOM
8. 2026-09-15
   days on market $269,900 Active 750 DOM
9. 2026-09-14
   days on market $269,900 Active 749 DOM
10. 2026-09-13
    days on market $269,900 Active 748 DOM
11. 2026-09-12
    days on market $269,900 Active 747 DOM
12. 2026-09-11
    days on market $269,900 Active 746 DOM
13. 2026-09-05
    days on market $269,900 Active 740 DOM
14. 2026-09-04
    days on market $269,900 Active 739 DOM
15. 2026-09-03
    days on market $269,900 Active 738 DOM
16. 2026-09-02
    days on market $269,900 Active 737 DOM
17. 2026-08-30
    days on market $269,900 Active 734 DOM
18. 2026-08-29
    days on market $269,900 Active 733 DOM
19. 2026-08-28
    days on market $269,900 Active 732 DOM
20. 2026-08-27
    days on market $269,900 Active 731 DOM
21. 2026-08-26
    days on market $269,900 Active 730 DOM
22. 2026-08-25
    days on market $269,900 Active 729 DOM
23. 2026-08-24
    days on market $269,900 Active 728 DOM
24. 2026-08-23
    days on market $269,900 Active 727 DOM
25. 2026-08-22
    days on market $269,900 Active 726 DOM
26. 2026-08-21
    days on market $269,900 Active 725 DOM
27. 2026-08-20
    days on market $269,900 Active 724 DOM
28. 2026-08-19
    days on market $269,900 Active 723 DOM
29. 2026-08-18
    days on market $269,900 Active 722 DOM
30. 2026-08-17
    days on market $269,900 Active 721 DOM
31. 2026-08-16
    days on market $269,900 Active 720 DOM
32. 2026-08-15
    days on market $269,900 Active 719 DOM
33. 2026-08-14
    days on market $269,900 Active 718 DOM
34. 2026-08-13
    days on market $269,900 Active 717 DOM
35. 2026-08-12
    days on market $269,900 Active 716 DOM
36. 2026-08-11
    days on market $269,900 Active 715 DOM
37. 2026-08-10
    days on market $269,900 Active 714 DOM
38. 2026-08-09
    days on market $269,900 Active 713 DOM
39. 2026-08-08
    days on market $269,900 Active 712 DOM
40. 2026-08-07
    days on market $269,900 Active 711 DOM
41. 2026-08-06
    days on market $269,900 Active 710 DOM
42. 2026-08-05
    days on market $269,900 Active 709 DOM
43. 2026-08-04
    days on market $269,900 Active 708 DOM
44. 2026-08-03
    days on market $269,900 Active 707 DOM
45. 2026-07-31
    days on market $269,900 Active 704 DOM
46. 2026-07-30
    days on market $269,900 Active 703 DOM
47. 2026-07-29
    days on market $269,900 Active 702 DOM
48. 2026-07-27
    days on market $269,900 Active 700 DOM
49. 2026-07-25
    days on market $269,900 Active 698 DOM
50. 2026-07-24
    days on market $269,900 Active 697 DOM

ⓘ 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: $27,987
• − Mortgage interest: −$16,803
• − Property taxes: −$4,499
• − Insurance: −$3,002
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − HOA: −$468
• − Depreciation: −$8,726
• Taxable loss: −$9,989
• Est. tax savings @ 24.0%: +$2,397
• After-tax cash flow: $-2,339/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. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mcclelland Elementary School F GA #728/1,228 Nat'l #29,575/41,679 Middle Long County Middle School F GA #311/470 Nat'l #10,795/14,009 High Long County High School F GA #140/424 Nat'l #11,215/17,239

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

B Composite livability gradescore 72/100

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 · 24,669 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: 9% of renters

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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%

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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%

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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

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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