287 Cathy Road Rd NE · Gumbranch, GA 31316

$237,400

3 bd · 2.0 ba · 2,048 sqft · Other · 360 Days on market

Built 2015 1.00 ac lot $116/sqft · 17% below area Est $285k · 17% 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 +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +5.5/10.0
• 1% rule +3.4/10.0
• 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

PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

Key facts

• No city taxes
• No hoa dues
• Vinyl plank flooring

Tags

• NO HOA DUES
• NO CITY TAXES
• VINYL PLANK FLOORING
• SPACIOUS LAYOUT
• EXPANSIVE ACRE OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $237k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $200k (15.6% below list).
• Recommended offer: $200k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $66k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.
• Current owner paid $106k; list at $237k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $200,479 (15.6% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (median comp): $285,146
• List price: $237,400
• Delta: -16.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.4%
• Equity multiple: 1.28×
• Total profit: $18,346
• Equity at exit: $83,009

10-year hold

• IRR: 9.5%
• Equity multiple: 2.17×
• Total profit: $78,036
• Equity at exit: $111,846

Cash invested: $66,472 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$1,245
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $191

Break-even live

Break-even rent $1,763

Max offer price $237,400

Occupancy floor 85%

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: $59,350
• Closing costs: $7,122
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Huntington Dr NE Ludowici, GA	4.0	2.5	2618	$2,200	$0.84	43d	1	0.84mi

Listing history 29 events

1. 2026-06-19
   days on market $237,400 Active 360 DOM
2. 2026-06-18
   days on market $237,400 Active 359 DOM
3. 2026-06-17
   days on market $237,400 Active 358 DOM
4. 2026-06-16
   days on market $237,400 Active 357 DOM
5. 2026-06-15
   days on market $237,400 Active 356 DOM
6. 2026-06-14
   days on market $237,400 Active 354 DOM
7. 2026-06-13
   days on market $237,400 Active 353 DOM
8. 2026-06-10
   days on market $237,400 Active 351 DOM
9. 2026-06-09
   days on market $237,400 Active 350 DOM
10. 2026-06-08
    days on market $237,400 Active 349 DOM
11. 2026-06-07
    days on market $237,400 Active 348 DOM
12. 2026-06-05
    days on market $237,400 Active 345 DOM
13. 2026-06-03
    days on market $237,400 Active 344 DOM
14. 2026-06-02
    days on market $237,400 Active 343 DOM
15. 2026-06-01
    days on market $237,400 Active 342 DOM
16. 2026-05-31
    days on market $237,400 Active 341 DOM
17. 2026-05-30
    days on market $237,400 Active 340 DOM
18. 2026-02-06
    status Active 775-char remark

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

19. 2025-12-13
    historical 775-char remark

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

20. 2025-12-13
    historical

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

21. 2025-12-12
    historical
22. 2025-12-12
    historical
23. 2025-06-12
    price $237,400

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

24. 2025-06-12
    price $237,400 775-char remark

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

25. 2025-04-30
    listed $239,900 Active 775-char remark

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

26. 2025-04-30
    listed $237,400 Active

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

27. 2025-04-30
    listed $237,400

    Show marketing remark (775 chars)

    PRICE IMPROVEMENT! Escape to the charm of country living with this well-maintained 3-bedroom, 2-bathroom home nestled on a sprawling 1-acre lot just outside the city limits. Enjoy the freedom of no HOA dues and no city taxes, while still being conveniently located only 15 minutes from Fort Stewart Gates. Step inside to discover stylish vinyl plank flooring that combines durability with modern appeal. The spacious layout offers plenty of room for relaxation, entertaining, and creating cherished memories. The expansive acre of land provides endless possibilities—whether it's gardening, outdoor gatherings, or simply soaking in the peace and tranquility of your surroundings. This home is the perfect blend of convenience, comfort, and charm. Come see for yourself!

28. 2025-04-23
    listed $239,900 New
29. 2009-10-23
    soldstatus $106,500

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $2,184 · $182/mo
• Expected delta: +$1,600/yr (+$133/mo · 274.2%)

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

Taxation est. · year 1

• Rental income: $24,057
• − Mortgage interest: −$13,298
• − Property taxes: −$584
• − Insurance: −$1,187
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$6,906
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $2,719/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

+122.9% since first listed

12 events — show timeline

• 2026-02-06 Relisted — HABR
• 2025-12-13 Delisted — HABR
• 2025-12-13 Listing Removed — Hive MLS
• 2025-12-12 Listing Removed — GAMLS
• 2025-12-12 Listing Removed — Hive MLS
• 2025-06-12 Price Changed $237,400 GAMLS
• 2025-06-12 Price Changed $237,400 HABR
• 2025-04-30 Listed $239,900 HABR
• 2025-04-30 Listed $237,400 Hive MLS
• 2025-04-30 Listed $237,400 Hive MLS
• 2025-04-23 Listed $239,900 GAMLS
• 2009-10-23 Sold (Public Records) $106,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $584 · +0.2% YoY. Source: county tax records.