151 Whippoorwill Way NE · Gumbranch, GA 31316

$295,000

4 bd · 2.5 ba · 1,824 sqft · SingleFamily public records · 77 Days on market

Built 2022 0.58 ac lot $162/sqft · at area comps Est $291k · at est. $30/mo HOA · 1% 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 +15.5/30.0
• ARV discount +6.9/15.0
• Appreciation +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Fresh paint and truly move-in ready, this charming home at 151 Whippoorwill Way in Ludowici is ready for its next chapter—no to-do list required! Step inside and enjoy a clean, refreshed feel that makes settling in easy from day one. Outside, you’ll find a really big yard with plenty of room to spread out—whether that means backyard barbecues, a play space for pets, or finally starting that garden you’ve been talking about. There’s space here to live, relax, and maybe even show off your cornhole skills. Warm, welcoming, and ready when you are—this one just feels like home. Seller now offerring $5000 in Closing Costs!

Key facts

• 0.58 acre lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $276k (6.5% below list).
• Recommended offer: $276k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.6% in Gumbranch — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~9 years — after that, you're playing with house money.
• 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 77 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Recommended offer $275,932 (6.5% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $291,078
• List price: $295,000
• Delta: 1.35%
• 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
275 Summerhill Dr NE	0.19mi	4/2.5	1,824 (0%)	12mo	$285,000	$156	81
136 Summerhill Dr NE	0.15mi	4/2.0	1,658 (-9%)	1mo	$270,000	$163	75
158 NE Whippoorwill Way	0.05mi	4/2.0	1,588 (-13%)	3mo	$299,900	$189	71
41 Sunflower Cir NE	0.20mi	4/2.5	1,552 (-15%)	1mo	$253,500	$163	65
222 Summerhill Dr NE	0.17mi	4/2.0	1,653 (-9%)	13mo	$291,000	$176	64
102 Summerhill Dr NE	0.15mi	4/2.5	2,048 (+12%)	13mo	$315,000	$154	62
7 Summerhill Dr NE	0.19mi	4/2.5	2,048 (+12%)	11mo	$312,900	$153	61
88 Whippoorwill Way NE	0.07mi	4/2.0	1,588 (-13%)	15mo	$289,000	$182	61
490 Mancey Garrason Loop	0.26mi	4/2.0	2,076 (+14%)	7mo	$328,000	$158	57
109 Quarter Horse Run NE	0.11mi	4/2.0	1,588 (-13%)	20mo	$285,900	$180	55
155 Mancey Garrason Loop Loop NE	0.35mi	4/2.0	1,615 (-12%)	16mo	$259,900	$161	49
308 NE Mancey Garrason Loop	0.42mi	3/2.0 (-1)	1,574 (-14%)	11mo	$259,000	$165	42

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: 3.7%
• Equity multiple: 1.19×
• Total profit: $15,553
• Equity at exit: $103,149

10-year hold

• IRR: 8.0%
• Equity multiple: 1.99×
• Total profit: $81,903
• Equity at exit: $138,983

Cash invested: $82,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,759 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$359 /mo · $4,311/yr
• Insurance: −$123
• HOA: −$30
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $121

Break-even live

Break-even rent $2,607

Max offer price $295,000

Occupancy floor 91%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Summerhill Dr NE Ludowici, GA	5.0	3.0	2423	$2,600	$1.07	44d	1	0.17mi
50 Huntington Dr NE Ludowici, GA	4.0	2.5	2618	$2,200	$0.84	44d	1	1.18mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 28 events

1. 2026-06-19
   days on market $295,000 Active 77 DOM
2. 2026-06-18
   days on market $295,000 Active 76 DOM
3. 2026-06-17
   days on market $295,000 Active 75 DOM
4. 2026-06-16
   days on market $295,000 Active 74 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $295,000 Active 73 DOM
7. 2026-06-14
   days on market $295,000 Active 71 DOM
8. 2026-06-13
   days on market $295,000 Active 70 DOM
9. 2026-06-10
   days on market $295,000 Active 68 DOM
10. 2026-06-09
    days on market $295,000 Active 67 DOM
11. 2026-06-08
    days on market $295,000 Active 66 DOM
12. 2026-06-07
    days on market $295,000 Active 65 DOM
13. 2026-06-05
    days on market $295,000 Active 62 DOM
14. 2026-06-03
    days on market $295,000 Active 61 DOM
15. 2026-06-02
    days on market $295,000 Active 60 DOM
16. 2026-06-01
    days on market $295,000 Active 59 DOM
17. 2026-05-31
    days on market $295,000 Active 58 DOM
18. 2026-05-30
    days on market $295,000 Active 57 DOM
19. 2026-04-20
    price $295,000 660-char remark

    Show marketing remark (660 chars)

    Fresh paint and truly move-in ready, this charming home at 151 Whippoorwill Way in Ludowici is ready for its next chapter—no to-do list required! Step inside and enjoy a clean, refreshed feel that makes settling in easy from day one. Outside, you’ll find a really big yard with plenty of room to spread out—whether that means backyard barbecues, a play space for pets, or finally starting that garden you’ve been talking about. There’s space here to live, relax, and maybe even show off your cornhole skills. Warm, welcoming, and ready when you are—this one just feels like home. Seller now offerring $5000 in Closing Costs!

20. 2026-04-03
    listed $299,000 Active 660-char remark

    Show marketing remark (660 chars)

    Fresh paint and truly move-in ready, this charming home at 151 Whippoorwill Way in Ludowici is ready for its next chapter—no to-do list required! Step inside and enjoy a clean, refreshed feel that makes settling in easy from day one. Outside, you’ll find a really big yard with plenty of room to spread out—whether that means backyard barbecues, a play space for pets, or finally starting that garden you’ve been talking about. There’s space here to live, relax, and maybe even show off your cornhole skills. Warm, welcoming, and ready when you are—this one just feels like home. Seller now offerring $5000 in Closing Costs!

21. 2024-03-21
    historical $2,120
22. 2024-03-12
    price $2,120
23. 2024-02-22
    listed $2,200
24. 2022-08-05
    soldstatus $268,975 737-char remark

    Show marketing remark (737 chars)

    The Anderson is part of our Covenant Series! You'll love the Anderson because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room , with an optional fireplace, is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall bath.

25. 2022-08-05
    soldstatus $268,975

    Show marketing remark (737 chars)

    The Anderson is part of our Covenant Series! You'll love the Anderson because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room , with an optional fireplace, is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall bath.

26. 2022-04-19
    listed $268,975 737-char remark

    Show marketing remark (737 chars)

    The Anderson is part of our Covenant Series! You'll love the Anderson because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room , with an optional fireplace, is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall bath.

27. 2022-04-19
    listed $268,975

    Show marketing remark (737 chars)

    The Anderson is part of our Covenant Series! You'll love the Anderson because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room , with an optional fireplace, is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall bath.

28. 2022-03-03
    listed $268,975

ⓘ 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: $4,311 · $359/mo
• Projected year-2 tax: $4,311 · $359/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $33,112
• − Mortgage interest: −$16,525
• − Property taxes: −$4,311
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$360
• − Depreciation: −$8,582
• Taxable loss: −$3,438
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $2,274/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 — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• 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

+9.7% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $295,000 Hive MLS
• 2026-04-03 Listed $299,000 Hive MLS
• 2024-03-21 Rental Removed $2,120 BUILDIUM
• 2024-03-12 Price Changed $2,120 BUILDIUM
• 2024-02-22 Listed for Rent $2,200 BUILDIUM
• 2022-08-05 Sold (MLS) $268,975 HABR
• 2022-08-05 Sold (MLS) $268,975 Hive MLS
• 2022-04-19 Listed $268,975 Hive MLS
• 2022-04-19 Listed $268,975 Hive MLS
• 2022-03-03 Listed $268,975 HABR

Property tax history

+26.9%/yr

Latest (2025): $4,311 · +37.3% YoY. Source: county tax records.