37 NE Railroad St · Ludowici, GA 31316

$227,500

3 bd · 2.0 ba · 1,358 sqft · SingleFamily · 31 Days on market

Built 2026 Poor condition 8,276 sqft lot Est $235k · at est.

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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 +10.7/30.0
• ARV discount +8.9/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks

Charming 3 bedroom, 2 bath home featuring a welcoming front porch perfect for relaxing. Inside, you'll find a cozy layout with an open kitchen complete with a islan ideal for gathering and everyday living. Comfortable bedrooms and a private master bedroom make this home both functional and inviting.

Key facts

• Front porch
• Open kitchen
• 8,276 sq ft lot

Tags

• FRONT PORCH
• OPEN KITCHEN
• PRIVATE MASTER BEDROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-story home; Shingle roof; Slab foundation
• Construction: New construction; Shingle roof; Slab foundation
• Exterior features: Lot approximately 0.19 acres

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling system present
• Interior features: 6 total rooms; New construction; Insulation, energy-efficient windows, programmable thermostat

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (18.6% below list).
• Recommended offer: $185k (18.6% 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: 412 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).

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.
• 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 31 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,238 (18.6% 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 31 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $234,934
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Palmetto Way NE	0.34mi	3/2.5	1,369 (+1%)	8mo	$242,900	$177	75
142 Railroad St	0.06mi	3/2.0	1,292 (-5%)	20mo	$220,000	$170	73
167 NE Hendrix St	0.67mi	3/2.0	1,363 (+0%)	3mo	$232,000	$170	66
371 Cutters Gap SE	0.64mi	3/2.0	1,300 (-4%)	12mo	$225,000	$173	53
613 S Macon St	0.63mi	3/2.0	1,282 (-6%)	10mo	$217,000	$169	53
60 Oak Ridge Cemetery Rd	0.73mi	3/2.0	1,300 (-4%)	14mo	$227,000	$175	47
819 S Mcdonald St	0.68mi	3/2.0	1,194 (-12%)	3mo	$51,000	$43	46
21 SW Oak Ridge Cemetery Rd SW	0.75mi	3/2.0	1,473 (+8%)	8mo	$285,000	$193	44
55 Union St	0.37mi	4/3.0 (+1)	1,472 (+8%)	18mo	$250,000	$170	44
625 S Macon St	0.63mi	3/2.0	1,282 (-6%)	22mo	$230,000	$179	43
398 Macon St	0.44mi	3/2.0	1,172 (-14%)	18mo	$210,500	$180	42
72 Franklin Tree Dr NE	0.75mi	3/2.0	1,544 (+14%)	20mo	$252,400	$163	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: 0.99×
• Total profit: $-879
• Equity at exit: $79,547

10-year hold

• IRR: 4.5%
• Equity multiple: 1.55×
• Total profit: $35,338
• Equity at exit: $107,182

Cash invested: $63,700 (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: 412
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,412/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-109

Break-even live

Break-even rent $1,990

Max offer price $211,753

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-30	+0% $-109	+5% $-187	+10% $-266
Rent	-10% $-255	-5% $-182	+0% $-109	+5% $-36	+10% $38
Rate	-1.0pp $6	-0.5pp $-51	base $-109	+0.5pp $-168	+1.0pp $-228

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.07mi
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	45d	1	0.76mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	45d	1	1.11mi
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	45d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $227,500 Active 31 DOM
2. 2026-06-19
   days on market $227,500 Active 29 DOM
3. 2026-06-18
   days on market $227,500 Active 28 DOM
4. 2026-06-17
   days on market $227,500 Active 27 DOM
5. 2026-06-16
   days on market $227,500 Active 26 DOM
6. 2026-06-15
   days on market $227,500 Active 25 DOM
7. 2026-06-14
   days on market $227,500 Active 23 DOM
8. 2026-06-13
   days on market $227,500 Active 22 DOM
9. 2026-06-10
   days on market $227,500 Active 20 DOM
10. 2026-06-09
    days on market $227,500 Active 19 DOM
11. 2026-06-08
    days on market $227,500 Active 18 DOM
12. 2026-06-07
    days on market $227,500 Active 17 DOM
13. 2026-06-05
    days on market $227,500 Active 14 DOM
14. 2026-06-03
    days on market $227,500 Active 13 DOM
15. 2026-06-02
    days on market $227,500 Active 12 DOM
16. 2026-06-01
    days on market $227,500 Active 11 DOM
17. 2026-05-31
    days on market $227,500 Active 10 DOM
18. 2026-05-30
    days on market $227,500 Active 9 DOM
19. 2026-01-01
    listed $227,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,229
• − Mortgage interest: −$12,744
• − Property taxes: −$3,412
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,618
• Taxable loss: −$5,240
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $-48/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 · 2 photos

Poor 20/100 Extensive rehab

This home is in the early stages of construction and requires extensive work to be move-in ready. Significant value can be added through a comprehensive renovation.

Repairs flagged

• Major roof — Exposed framing and construction materials
• Major exterior — Exposed framing and construction materials
• Major flooring — Exposed framing and construction materials
• Major interior walls — Exposed framing and construction materials
• Major systems — Exposed framing and construction materials

Value-add opportunities

• Resale roof replacement — A new roof will significantly enhance the home's curb appeal and value
• Resale exterior siding and paint — A fresh exterior will make the home more attractive to potential buyers
• Resale flooring and interior walls — Completed construction will make the home move-in ready and more appealing
• Both kitchen and bathrooms — Upgraded kitchen and bathrooms will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed framing and construction materials	Major	$15,000–50,000
exterior · Exposed framing and construction materials	Major	$15,000–50,000
flooring · Exposed framing and construction materials	Major	$15,000–50,000
interior walls · Exposed framing and construction materials	Major	$15,000–50,000
systems · Exposed framing and construction materials	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly enhance the home's curb appeal and value ↑
• Resale exterior siding and paint — A fresh exterior will make the home more attractive to potential buyers ↑
• Resale flooring and interior walls — Completed construction will make the home move-in ready and more appealing ↑
• Both kitchen and bathrooms — Upgraded kitchen and bathrooms will increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-01-01 Listed $227,500 GIAR