430 Summerhill Dr · Ludowici, GA 31316

$247,000

4 bd · 2.5 ba · 2,032 sqft · SingleFamily public records · 78 Days on market

Built 2022 Excellent condition 0.96 ac lot Garage $122/sqft · 22% below area Est $312k · 21% under $30/mo HOA · 1% of rent ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Move-in Ready 4-bedroom, 2.5-bath home that feels practically brand new. The galley-style kitchen opens to the breakfast area and great room, creating a functional layout ideal for everyday living and entertaining. A separate dining room with a bay window adds charm and is perfect for hosting gatherings. Upstairs features three guest bedrooms that share a full bath and linen closet. The spacious owner's suite includes a vaulted ceiling, sitting area, dual closets, double vanity, and a garden tub. The large backyard offers plenty of space for outdoor entertaining, gardening, or relaxation. Conveniently located near shopping, dining, and local amenities. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, lead based paint potentially exists. EM must be made out to the Closing Attorney. Property is being "SOLD AS IS".

Key facts

• Galley-style kitchen
• Separate dining room
• Bay window

Tags

• GALLEY-STYLE KITCHEN
• BREAKFAST AREA
• GREAT ROOM
• SEPARATE DINING ROOM
• BAY WINDOW
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $247k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (11.6% below list).
• Recommended offer: $218k (11.6% 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: 478 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 35% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $53k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,360 (11.6% 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 78 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (median comp): $311,761
• List price: $247,000
• Delta: -3.77%
• 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
193 Sunflower Cir NE	0.00mi	4/3.0	1,988 (-2%)	20mo	$313,999	$158	78
148 Franklin Tree Drive Dr NE	0.73mi	4/2.5	2,075 (+2%)	20mo	$290,300	$140	46
148 Franklin Tree Dr NE	0.73mi	4/2.5	2,075 (+2%)	20mo	$290,300	$140	46
95 Franklin Tree Drive Dr NE	0.72mi	4/2.5	2,104 (+4%)	19mo	$283,900	$135	45
95 Franklin Tree Dr NE	0.72mi	4/2.5	2,104 (+4%)	19mo	$283,900	$135	45
30 Franklin Tree Dr NE	0.75mi	4/2.5	2,104 (+4%)	18mo	$283,900	$135	44
30 Franklin Tree Drive Dr NE	0.75mi	3/2.5 (-1)	2,104 (+4%)	18mo	$283,900	$135	39
223 Franklin Tree Drive Dr NE	0.68mi	4/2.0	2,163 (+6%)	20mo	$298,600	$138	39
223 Franklin Tree Dr NE	0.68mi	4/2.0	2,163 (+6%)	20mo	$294,600	$136	39
59 Doctor's Creek Rd NE	0.75mi	5/3.0 (+1)	2,256 (+11%)	11mo	$312,270	$138	31
209 Franklin Tree Dr NE	0.69mi	4/2.5	2,317 (+14%)	21mo	$304,100	$131	27
384 Doctor's Creek Rd NE	0.74mi	5/3.0 (+1)	2,256 (+11%)	19mo	$311,375	$138	25

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: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,209
• Equity at exit: $86,365

10-year hold

• IRR: 5.0%
• Equity multiple: 1.62×
• Total profit: $43,221
• Equity at exit: $116,369

Cash invested: $69,160 (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: 39 active · 15 under contract
• Months of supply: 39.0 mo (3%/mo absorbed)
• Median asking: $309,900 ($151/sqft)
• Median days on market: 58 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.5% 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: 478
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$382 /mo · $4,585/yr
• Insurance: −$103
• HOA: −$30
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-85

Break-even live

Break-even rent $2,291

Max offer price $231,947

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-15	+0% $-85	+5% $-155	+10% $-225
Rent	-10% $-258	-5% $-171	+0% $-85	+5% $1	+10% $87
Rate	-1.0pp $39	-0.5pp $-22	base $-85	+0.5pp $-149	+1.0pp $-214

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: $61,750
• Closing costs: $7,410
• Club membership (one-time): —
• 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	93d	1	0.16mi

Property features AI

Finance

• HOA & community: Homeowners association present; $360 association fee (fee covers other items)

Exterior

• Parking: Garage parking
• Utilities: Public waterSeptic tank sewerElectricity available
• Home design: Single-family residence (house)Two levelsResale property
• Construction: Built in 2022Vinyl sidingOther roof type
• Exterior features: No special lot features listed

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Double vanityGas-starter fireplace (1)
• Laundry & utility: Laundry located in kitchen

Listing history 50 events

1. 2026-08-08
   days on market $247,000 Active 78 DOM
2. 2026-08-07
   days on market $247,000 Active 77 DOM
3. 2026-08-06
   days on market $247,000 Active 76 DOM
4. 2026-08-05
   days on market $247,000 Active 75 DOM
5. 2026-08-04
   statusdays on market $247,000 Active 74 DOM
6. 2026-08-03
   pricestatusdays on market $247,000 Price Change 73 DOM
7. 2026-07-31
   days on market $267,000 Active 70 DOM
8. 2026-07-30
   days on market $267,000 Active 69 DOM
9. 2026-07-29
   days on market $267,000 Active 68 DOM
10. 2026-07-27
    days on market $267,000 Active 66 DOM
11. 2026-07-25
    days on market $267,000 Active 64 DOM
12. 2026-07-24
    days on market $267,000 Active 63 DOM
13. 2026-07-23
    days on market $267,000 Active 62 DOM
14. 2026-07-22
    days on market $267,000 Active 61 DOM
15. 2026-07-21
    days on market $267,000 Active 60 DOM
16. 2026-07-18
    statusdays on market $267,000 Active 57 DOM
17. 2026-07-16
    days on market $267,000 Back On Market 55 DOM
18. 2026-07-16
    status $267,000 Back On Market 54 DOM
19. 2026-07-14
    days on market $267,000 Active 54 DOM
20. 2026-07-13
    days on market $267,000 Active 53 DOM
21. 2026-07-12
    days on market $267,000 Active 52 DOM
22. 2026-07-11
    days on market $267,000 Active 51 DOM
23. 2026-07-10
    days on market $267,000 Active 50 DOM
24. 2026-07-09
    days on market $267,000 Active 49 DOM
25. 2026-07-08
    days on market $267,000 Active 48 DOM
26. 2026-07-07
    days on market $267,000 Active 47 DOM
27. 2026-07-06
    days on market $267,000 Active 46 DOM
28. 2026-07-05
    days on market $267,000 Active 45 DOM
29. 2026-07-04
    days on market $267,000 Active 44 DOM
30. 2026-07-03
    days on market $267,000 Active 43 DOM
31. 2026-07-02
    statusdays on market $267,000 Active 42 DOM
32. 2026-07-01
    days on market $267,000 Price Change 41 DOM
33. 2026-06-30
    days on market $267,000 Price Change 40 DOM

    Show marketing remark (1034 chars)

    Move-in Ready 4-bedroom, 2.5-bath home that feels practically brand new. The galley-style kitchen opens to the breakfast area and great room, creating a functional layout ideal for everyday living and entertaining. A separate dining room with a bay window adds charm and is perfect for hosting gatherings. Upstairs features three guest bedrooms that share a full bath and linen closet. The spacious owner's suite includes a vaulted ceiling, sitting area, dual closets, double vanity, and a garden tub. The large backyard offers plenty of space for outdoor entertaining, gardening, or relaxation. Conveniently located near shopping, dining, and local amenities. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, lead based paint potentially exists. EM must be made out to the Closing Attorney. Property is being "SOLD AS IS".

34. 2026-06-30
    pricestatus $267,000 Price Change 39 DOM

    Show marketing remark (1034 chars)

    Move-in Ready 4-bedroom, 2.5-bath home that feels practically brand new. The galley-style kitchen opens to the breakfast area and great room, creating a functional layout ideal for everyday living and entertaining. A separate dining room with a bay window adds charm and is perfect for hosting gatherings. Upstairs features three guest bedrooms that share a full bath and linen closet. The spacious owner's suite includes a vaulted ceiling, sitting area, dual closets, double vanity, and a garden tub. The large backyard offers plenty of space for outdoor entertaining, gardening, or relaxation. Conveniently located near shopping, dining, and local amenities. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, lead based paint potentially exists. EM must be made out to the Closing Attorney. Property is being "SOLD AS IS".

35. 2026-06-29
    days on market $281,000 Active 39 DOM
36. 2026-06-28
    days on market $281,000 Active 38 DOM
37. 2026-06-28
    days on market $281,000 Active 37 DOM
38. 2026-06-27
    days on market $281,000 Active 36 DOM
39. 2026-06-26
    days on market $281,000 Active 35 DOM
40. 2026-06-23
    days on market $281,000 Active 32 DOM
41. 2026-06-21
    days on market $281,000 Active 31 DOM
42. 2026-06-19
    days on market $281,000 Active 29 DOM
43. 2026-06-18
    days on market $281,000 Active 28 DOM
44. 2026-06-17
    days on market $281,000 Active 27 DOM
45. 2026-06-16
    days on market $281,000 Active 26 DOM
46. 2026-06-15
    days on market $281,000 Active 25 DOM
47. 2026-06-14
    days on market $281,000 Active 23 DOM
48. 2026-06-13
    days on market $281,000 Active 22 DOM
49. 2026-06-10
    days on market $281,000 Active 20 DOM
50. 2026-06-09
    days on market $281,000 Active 19 DOM

ⓘ 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: $4,585 · $382/mo
• Projected year-2 tax: $4,585 · $382/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 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: $26,203
• − Mortgage interest: −$13,836
• − Property taxes: −$4,585
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$360
• − Depreciation: −$7,185
• Taxable loss: −$5,190
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $223/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout, hardwood floors, and a well-maintained exterior. Potential buyers and tenants will appreciate the fresh paint, landscaping, and modern updates that can be made to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Installing a security system — A security system can increase safety and deter potential burglars. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern fixtures can make the bathrooms more functional and appealing to potential buyers/tenants. ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Smiley Elementary School 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

Property features AI

Finance

• HOA & community: Homeowners association present; $360 association fee (fee covers other items)

Exterior

• Parking: Garage parking
• Utilities: Public waterSeptic tank sewerElectricity available
• Home design: Single-family residence (house)Two levelsResale property
• Construction: Built in 2022Vinyl sidingOther roof type
• Exterior features: No special lot features listed

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Double vanityGas-starter fireplace (1)
• Laundry & utility: Laundry located in kitchen

Price history

-6.3% since first listed

13 events — show timeline

• 2026-07-16 Relisted — GAMLS
• 2026-07-14 Listing Removed — GAMLS
• 2026-06-30 Price Changed $267,000 HABR
• 2026-06-30 Price Changed $267,000 GAMLS
• 2026-06-04 Price Changed $281,000 GAMLS
• 2026-06-01 Price Changed $281,000 HABR
• 2026-04-15 Listed $300,000 HABR
• 2026-04-14 Listed $300,000 GAMLS
• 2022-12-21 Sold (MLS) $284,995 Hive MLS
• 2022-12-21 Sold (MLS) $284,995 HABR
• 2022-08-26 Sold (Public Records) $609,000 Public Records
• 2022-07-12 Listed $284,995 Hive MLS
• 2022-07-12 Listed $284,995 HABR

Property tax history

+26.5%/yr

Latest (2025): $4,585 · +36.9% YoY. Source: county tax records.