660 North Macon St · Ludowici, GA 31313

$224,900

3 bd · 2.0 ba · 1,798 sqft · Manufactured · 101 Days on market

Built 2026 0.56 ac lot $125/sqft · 18% below area Est $276k · 18% under

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome HOME! Just listed is this beautiful 3-bedroom, 2-bath Scot-built modular home situated on 0.56 acres, conveniently located close to everything Ludowici has to offer. Step inside to a spacious open floor plan featuring a large kitchen with cabinets galore and an inviting family room layout, perfect for entertaining and everyday living. The home also offers 8'6” ceilings, generously sized guest bedrooms, and durable vinyl flooring throughout for easy maintenance. Built with quality and longevity in mind, this home includes upgraded construction features such as 2x6 exterior walls, 16” on-center insulated ceilings and flooring, roof ridge ventilation, and low-maintenance vinyl siding. Buyers will enjoy peace of mind with a 1-year limited warranty along with 6-year limited coverage on other features. Outdoor features include a welcoming front porch, a storage shed, and a large 40x40 concrete slab located behind the home, perfect for additional parking, a workshop, or future projects.

Key facts

• Open floor plan
• Front porch
• Large kitchen

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• DURABLE VINYL FLOORING
• UPGRADED CONSTRUCTION FEATURES
• FRONT PORCH
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.5% below list).
• Recommended offer: $183k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Rents rising fast (+5.4%/yr); 612 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 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $225k implies a 400% gain — meaningful room to come down on a strong offer.

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 $183,329 (18.5% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (median comp): $275,852
• List price: $224,900
• Delta: -18.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 South Macon St	0.74mi	3/2.0	1,920 (+7%)	12mo	$234,500	$122	44
1163 Cecil Nobles Hwy	0.52mi	4/2.0 (+1)	1,680 (-7%)	22mo	$220,000	$131	42
Lot 4 North Macon St Unit No	0.61mi	4/2.0 (+1)	1,600 (-11%)	16mo	$219,900	$137	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-23,642
• Equity at exit: $33,533

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $9,333
• Equity at exit: $19,445

Cash invested: $62,972 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 612
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $131

Break-even live

Break-even rent $1,667

Max offer price $224,900

Occupancy floor 88%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	43d	1	0.91mi

Listing history 20 events

1. 2026-06-19
   days on market $224,900 Active 101 DOM
2. 2026-06-18
   days on market $224,900 Active 100 DOM
3. 2026-06-17
   days on market $224,900 Active 99 DOM
4. 2026-06-16
   days on market $224,900 Active 98 DOM
5. 2026-06-15
   days on market $224,900 Active 97 DOM
6. 2026-06-14
   days on market $224,900 Active 95 DOM
7. 2026-06-13
   days on market $224,900 Active 94 DOM
8. 2026-06-10
   days on market $224,900 Active 92 DOM
9. 2026-06-09
   days on market $224,900 Active 91 DOM
10. 2026-06-08
    days on market $224,900 Active 90 DOM
11. 2026-06-07
    days on market $224,900 Active 89 DOM
12. 2026-06-05
    days on market $224,900 Active 86 DOM
13. 2026-06-03
    days on market $224,900 Active 85 DOM
14. 2026-06-02
    days on market $224,900 Active 84 DOM
15. 2026-06-01
    days on market $224,900 Active 83 DOM
16. 2026-05-31
    days on market $224,900 Active 82 DOM
17. 2026-05-30
    days on market $224,900 Active 81 DOM
18. 2026-04-28
    price $224,900 1014-char remark

    Show marketing remark (1014 chars)

    Welcome HOME! Just listed is this beautiful 3-bedroom, 2-bath Scot-built modular home situated on 0.56 acres, conveniently located close to everything Ludowici has to offer. Step inside to a spacious open floor plan featuring a large kitchen with cabinets galore and an inviting family room layout, perfect for entertaining and everyday living. The home also offers 8'6” ceilings, generously sized guest bedrooms, and durable vinyl flooring throughout for easy maintenance. Built with quality and longevity in mind, this home includes upgraded construction features such as 2x6 exterior walls, 16” on-center insulated ceilings and flooring, roof ridge ventilation, and low-maintenance vinyl siding. Buyers will enjoy peace of mind with a 1-year limited warranty along with 6-year limited coverage on other features. Outdoor features include a welcoming front porch, a storage shed, and a large 40x40 concrete slab located behind the home, perfect for additional parking, a workshop, or future projects.

19. 2026-03-10
    listed $229,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome HOME! Just listed is this beautiful 3-bedroom, 2-bath Scot-built modular home situated on 0.56 acres, conveniently located close to everything Ludowici has to offer. Step inside to a spacious open floor plan featuring a large kitchen with cabinets galore and an inviting family room layout, perfect for entertaining and everyday living. The home also offers 8'6” ceilings, generously sized guest bedrooms, and durable vinyl flooring throughout for easy maintenance. Built with quality and longevity in mind, this home includes upgraded construction features such as 2x6 exterior walls, 16” on-center insulated ceilings and flooring, roof ridge ventilation, and low-maintenance vinyl siding. Buyers will enjoy peace of mind with a 1-year limited warranty along with 6-year limited coverage on other features. Outdoor features include a welcoming front porch, a storage shed, and a large 40x40 concrete slab located behind the home, perfect for additional parking, a workshop, or future projects.

20. 2024-07-20
    soldstatus $45,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$1,543/yr (+$129/mo · 293.5%)

ⓘ 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 (shaded) · 0% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,999
• − Mortgage interest: −$12,598
• − Property taxes: −$526
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$6,543
• Taxable loss: −$2,311
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $2,131/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: Liberty County · 58,565 people
• City population: 13,812
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1693.0

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 0.67)
• Race & ethnicity: Black 47% White 31% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -77.50%
• Current HPI: 208.0927
• Rent YoY: ▲ 5.41%
• 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

+399.8% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $224,900 HABR
• 2026-03-10 Listed $229,000 HABR
• 2024-07-20 Sold (Public Records) $45,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $526 · -12.9% YoY. Source: county tax records.