193 Hugh Gordon Ln · Ludowici, GA 31316

$229,900

4 bd · 2.0 ba · 1,904 sqft · Land · 60 Days on market

Built 2025 3.28 ac lot $121/sqft · 19% below area Est $284k · 19% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +5.6/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Brand new 2025 manufactured home offering 4 bedrooms, 2 bathrooms, and 1,904 sq. ft. of thoughtfully designed living space. Situated on a spacious 3.28-acre lot, this property provides the perfect balance of privacy and convenience—located less than 6.5 miles from downtown Ludowici, approximately 4 miles from Long County High School, and about 7 miles from Long County Middle and Elementary Schools. Inside, you’ll find a bright open-concept floor plan ideal for modern living. The kitchen features stainless steel appliances including a refrigerator, smooth-top stove, dishwasher, and range hood, along with ample cabinet and counter space. The split floor plan offers a private owner’s suite with an en-suite bathroom, while three additional bedrooms provide flexibility for family, guests, or a home office. Additional features include well, septic, and power already connected, a 5x10 front and side porch for outdoor enjoyment, and spacious acreage with room for gardening, recreation, or future improvements. This move-in-ready home is perfect for buyers seeking new construction, land, and convenience in a quiet setting. Schedule your showing today.

Key facts

• Private owners suite
• Front and side porch
• Spacious lot

Tags

• SPACIOUS LOT
• OPEN-CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• PRIVATE OWNERS SUITE
• FRONT AND SIDE PORCH
• ROOM FOR GARDENING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/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 $228k (0.9% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $4k 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 $64k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $230k implies a 1050% 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 $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $284,500
• List price: $229,900
• Delta: -19.19%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.54×
• Total profit: $34,440
• Equity at exit: $80,386

10-year hold

• IRR: 14.1%
• Equity multiple: 2.73×
• Total profit: $111,579
• Equity at exit: $108,312

Cash invested: $64,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $447

Break-even live

Break-even rent $1,712

Max offer price $229,900

Occupancy floor 75%

Sensitivity live

Price	-10% $577	-5% $512	+0% $447	+5% $382	+10% $317
Rent	-10% $267	-5% $357	+0% $447	+5% $537	+10% $627
Rate	-1.0pp $563	-0.5pp $505	base $447	+0.5pp $387	+1.0pp $327

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $229,900 Active 60 DOM
2. 2026-06-18
   days on market $229,900 Active 59 DOM
3. 2026-06-17
   days on market $229,900 Active 58 DOM
4. 2026-06-16
   days on market $229,900 Active 57 DOM
5. 2026-06-15
   days on market $229,900 Active 56 DOM
6. 2026-06-14
   days on market $229,900 Active 54 DOM
7. 2026-06-13
   days on market $229,900 Active 53 DOM
8. 2026-06-10
   days on market $229,900 Active 51 DOM
9. 2026-06-09
   days on market $229,900 Active 50 DOM
10. 2026-06-08
    days on market $229,900 Active 49 DOM
11. 2026-06-07
    days on market $229,900 Active 48 DOM
12. 2026-06-05
    days on market $229,900 Active 45 DOM
13. 2026-06-03
    days on market $229,900 Active 44 DOM
14. 2026-06-03
    price $229,900 Active 43 DOM
15. 2026-06-02
    days on market $234,000 Active 43 DOM
16. 2026-06-01
    days on market $234,000 Active 42 DOM
17. 2026-05-31
    days on market $234,000 Active 41 DOM
18. 2026-05-30
    days on market $234,000 Active 40 DOM
19. 2026-04-20
    listed $234,000 Active 1177-char remark

    Show marketing remark (1177 chars)

    Brand new 2025 manufactured home offering 4 bedrooms, 2 bathrooms, and 1,904 sq. ft. of thoughtfully designed living space. Situated on a spacious 3.28-acre lot, this property provides the perfect balance of privacy and convenience—located less than 6.5 miles from downtown Ludowici, approximately 4 miles from Long County High School, and about 7 miles from Long County Middle and Elementary Schools. Inside, you’ll find a bright open-concept floor plan ideal for modern living. The kitchen features stainless steel appliances including a refrigerator, smooth-top stove, dishwasher, and range hood, along with ample cabinet and counter space. The split floor plan offers a private owner’s suite with an en-suite bathroom, while three additional bedrooms provide flexibility for family, guests, or a home office. Additional features include well, septic, and power already connected, a 5x10 front and side porch for outdoor enjoyment, and spacious acreage with room for gardening, recreation, or future improvements. This move-in-ready home is perfect for buyers seeking new construction, land, and convenience in a quiet setting. Schedule your showing today.

20. 2026-03-04
    price $234,000
21. 2000-10-03
    soldstatus $20,000
22. 1998-05-21
    soldstatus $27,000

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,501/yr (+$125/mo · 244.7%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,333
• − Mortgage interest: −$12,878
• − Property taxes: −$614
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$6,688
• Taxable income: $1,631
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $4,971/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

• 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

+766.7% since first listed

4 events — show timeline

• 2026-04-20 Listed $234,000 GIAR
• 2026-03-04 Price Changed $234,000 GIAR
• 2000-10-03 Sold (Public Records) $20,000 Public Records
• 1998-05-21 Sold (Public Records) $27,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $614 · +285.5% YoY. Source: county tax records.