891 Mcdonald St · Ludowici, GA 31316

$125,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 35 Days on market

Built 1940 0.25 ac lot $100/sqft · 51% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

891 McDonald Street offers an excellent opportunity for investors or buyers looking to complete a renovation project with many major exterior improvements already finished. Originally built in 1940, this classic shotgun-style home combines original character with updated exterior features, making it a solid option for a rental property, resale project, or affordable home renovation. The exterior has been completely updated with brand-new vinyl siding and a new roof, helping reduce immediate maintenance concerns and improving overall curb appeal. The home includes approximately 1,240 square feet with three bedrooms and two bathrooms arranged in a traditional, functional layout designed for e

Key facts

• Covered front porch
• Detached garden shed
• Vinyl siding

Tags

• VINYL SIDING
• NEW ROOF
• COVERED FRONT PORCH
• COVERED BACK PATIO
• FENCED BACKYARD
• DETACHED GARDEN SHED

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Unpaved parking
• Utilities: Public water
• Home design: Single-family residential property
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built area approximately 1,248 (raw MLS)
• Exterior features: Storage; Privacy and chain-link fencing; Cleared, corner lot; Paved city street frontage

Interior

• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup in a common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.4% in Ludowici — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $2k of equity ($864 loan paydown + $1k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.68%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (median comp): $253,875
• List price: $125,000
• Delta: -50.76%
• 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
819 S Mcdonald St	0.07mi	3/2.0	1,194 (-4%)	3mo	$51,000	$43	87
3722 Old Darien-macon Darien Rd	0.33mi	3/2.0	1,223 (-2%)	2mo	$244,000	$200	80
613 S Macon St	0.36mi	3/2.0	1,282 (+3%)	10mo	$217,000	$169	70
1046 Buster Phillips Rd SE	0.37mi	3/2.0	1,249 (+0%)	15mo	$240,000	$192	70
173 Franklin Tree Dr NE	0.01mi	3/2.0	1,132 (-9%)	19mo	$222,300	$196	68
60 Oak Ridge Cemetery Rd	0.30mi	3/2.0	1,300 (+4%)	14mo	$227,000	$175	67
625 S Macon St	0.36mi	3/2.0	1,282 (+3%)	22mo	$230,000	$179	61
398 Macon St	0.53mi	3/2.0	1,172 (-6%)	18mo	$210,500	$180	50
69 N Railroad St	0.72mi	3/2.0	1,100 (-12%)	1mo	$219,900	$200	46
142 Railroad St	0.74mi	3/2.0	1,292 (+4%)	19mo	$220,000	$170	43
198 Archibald Ave SE	0.62mi	3/2.0	1,336 (+7%)	20mo	$255,000	$191	43
1404 Buster Phillips Rd SE	0.68mi	3/2.0	1,428 (+14%)	19mo	$264,000	$185	28

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: 25.2%
• Equity multiple: 2.30×
• Total profit: $45,448
• Equity at exit: $43,707

10-year hold

• IRR: 27.8%
• Equity multiple: 4.39×
• Total profit: $118,528
• Equity at exit: $58,891

Cash invested: $35,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $662

Break-even live

Break-even rent $1,046

Max offer price $125,000

Occupancy floor 60%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Pine St Unit C C Ludowici, GA	2.0	1.0	990	$1,395	$1.41	43d	1	0.82mi

Listing history 23 events

1. 2026-06-19
   days on market $125,000 Active 35 DOM
2. 2026-06-18
   days on market $125,000 Active 34 DOM
3. 2026-06-17
   days on market $125,000 Active 33 DOM
4. 2026-06-16
   days on market $125,000 Active 32 DOM
5. 2026-06-15
   days on market $125,000 Active 31 DOM
6. 2026-06-14
   days on market $125,000 Active 29 DOM
7. 2026-06-13
   days on market $125,000 Active 28 DOM
8. 2026-06-10
   days on market $125,000 Active 26 DOM
9. 2026-06-09
   days on market $125,000 Active 25 DOM
10. 2026-06-08
    days on market $125,000 Active 24 DOM
11. 2026-06-07
    days on market $125,000 Active 23 DOM
12. 2026-06-05
    days on market $125,000 Active 20 DOM
13. 2026-06-03
    days on market $125,000 Active 19 DOM
14. 2026-06-02
    days on market $125,000 Active 18 DOM
15. 2026-06-01
    days on market $125,000 Active 17 DOM
16. 2026-05-31
    days on market $125,000 Active 16 DOM
17. 2026-05-30
    days on market $125,000 Active 15 DOM
18. 2026-05-15
    listed $125,000 Active 1408-char remark
19. 2024-08-21
    soldstatus $600,000
20. 2023-11-27
    price $89,900
21. 2023-11-22
    price $94,900
22. 2022-07-29
    historical
23. 2022-04-28
    listed $106,000

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,606
• − Mortgage interest: −$7,002
• − Property taxes: −$1,430
• − Insurance: −$625
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$3,636
• Taxable income: $6,296
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $6,427/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

+17.9% since first listed

6 events — show timeline

• 2026-05-15 Listed $125,000 HABR
• 2024-08-21 Sold (Public Records) $600,000 Public Records
• 2023-11-27 Price Changed $89,900 HABR
• 2023-11-22 Price Changed $94,900 HABR
• 2022-07-29 Listing Removed — Hive MLS
• 2022-04-28 Listed $106,000 Hive MLS

Property tax history

+18.6%/yr

Latest (2025): $1,430 · +50.5% YoY. Source: county tax records.