117 Mcqueen St SW · Ludowici, GA 31316

$269,900

4 bd · 2.0 ba · 3,163 sqft · SingleFamily public records · 38 Days on market

Built 1897 0.83 ac lot $85/sqft · 16% below area Est $320k · 16% 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).

• ARV discount +14.6/15.0
• Cash flow +14.2/30.0
• Appreciation +5.6/10.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Great investment opportunity with new HVAC, updated plumbing and electrical, and reinforced foundation. Sold as-is.

Key facts

• Updated electrical
• New hvac
• Updated plumbing

Tags

• NEW HVAC
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• REINFORCED FOUNDATION

Property features AI

Finance

• Other: Lot approximately 0.83 acre; Property located at 117 McQueen St SW, Ludowici, GA
• Financial info: Listing offered As-Is; Financing options accepted: Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No HOA

Exterior

• Parking: Carport; Parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available; Propane available
• Home design: Single family residence; House structure; Two levels; Built in 1897; Updated/remodeled
• Construction: Vinyl siding and wood siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Balcony; Front porch

Interior

• Kitchen: Microwave; Refrigerator; Breakfast room; Walk-in pantry
• Bedrooms: 5 bedrooms total (2 located on the lower level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (one on the lower level)
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closets; Crawl space basement; Updated/remodeled condition; Separate dining room; Breakfast room and walk-in pantry
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $44 ($528/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 $238k (11.7% below list).
• Recommended offer: $238k (11.7% 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).

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 $76k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, 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 38 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $212k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• 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 $238,264 (11.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (median comp): $320,309
• List price: $269,900
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Palmetto Way NE	0.26mi	5/3.0 (+1)	2,771 (-12%)	12mo	$333,240	$120	48
95 Boundary Street St NE	0.33mi	4/4.0	2,900 (-8%)	22mo	$120,000	$41	44
35 Frasier Ln	0.70mi	5/3.0 (+1)	2,725 (-14%)	5mo	$212,000	$78	31

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: 2.6%
• Equity multiple: 1.13×
• Total profit: $9,968
• Equity at exit: $94,372

10-year hold

• IRR: 7.0%
• Equity multiple: 1.87×
• Total profit: $65,653
• Equity at exit: $127,158

Cash invested: $75,572 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,383 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$310 /mo · $3,725/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $44

Break-even live

Break-even rent $2,327

Max offer price $269,900

Occupancy floor 93%

Sensitivity live

Price	-10% $197	-5% $120	+0% $44	+5% $-32	+10% $-109
Rent	-10% $-144	-5% $-50	+0% $44	+5% $138	+10% $232
Rate	-1.0pp $180	-0.5pp $113	base $44	+0.5pp $-26	+1.0pp $-97

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Allen Rawls Way SE Ludowici, GA	5.0	3.0	2410	$2,650	$1.10	45d	1	1.01mi

Listing history 37 events

1. 2026-06-21
   days on market $269,900 Active 38 DOM
2. 2026-06-19
   days on market $269,900 Active 36 DOM
3. 2026-06-18
   days on market $269,900 Active 35 DOM
4. 2026-06-17
   days on market $269,900 Active 34 DOM
5. 2026-06-16
   days on market $269,900 Active 33 DOM
6. 2026-06-15
   days on market $269,900 Active 32 DOM
7. 2026-06-14
   days on market $269,900 Active 30 DOM
8. 2026-06-13
   days on market $269,900 Active 29 DOM
9. 2026-06-10
   days on market $269,900 Active 27 DOM
10. 2026-06-09
    days on market $269,900 Active 26 DOM
11. 2026-06-08
    days on market $269,900 Active 25 DOM
12. 2026-06-07
    days on market $269,900 Active 24 DOM
13. 2026-06-05
    days on market $269,900 Active 21 DOM
14. 2026-06-03
    days on market $269,900 Active 20 DOM
15. 2026-06-02
    days on market $269,900 Active 19 DOM
16. 2026-06-01
    days on market $269,900 Active 18 DOM
17. 2026-05-31
    days on market $269,900 Active 17 DOM
18. 2026-05-30
    days on market $269,900 Active 16 DOM
19. 2026-03-19
    price $269,900
20. 2026-02-26
    price $299,999
21. 2026-01-12
    listed $305,000 Active
22. 2026-01-12
    listed $269,900 New 115-char remark
23. 2025-08-11
    price $314,900
24. 2025-04-21
    price $329,900
25. 2024-11-11
    price $339,900
26. 2018-06-07
    soldstatus $212,000
27. 2018-01-27
    historical
28. 2017-09-28
    listed $247,000
29. 2015-04-28
    soldstatus $144,100
30. 2014-02-13
    soldstatus $78,000
31. 2014-02-10
    soldstatus $78,000
32. 2014-02-10
    soldstatus $78,000
33. 2011-05-20
    listed $82,500
34. 2011-04-18
    listed $82,500
35. 2007-02-28
    soldstatus $87,500
36. 1999-10-15
    soldstatus $70,000
37. 1991-08-06
    soldstatus $69,000

ⓘ 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: $3,725 · $310/mo
• Projected year-2 tax: $3,725 · $310/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $28,592
• − Mortgage interest: −$15,119
• − Property taxes: −$3,725
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$7,852
• Taxable loss: −$4,028
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $1,495/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

• 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

+291.2% since first listed

20 events — show timeline

• 2026-06-16 Pending — HABR
• 2026-03-19 Price Changed $269,900 HABR
• 2026-02-26 Price Changed $299,999 HABR
• 2026-01-12 Listed $305,000 HABR
• 2026-01-12 Listed $269,900 GAMLS
• 2025-08-11 Price Changed $314,900 HABR
• 2025-04-21 Price Changed $329,900 HABR
• 2024-11-11 Price Changed $339,900 HABR
• 2018-06-07 Sold (Public Records) $212,000 Public Records
• 2018-01-27 Listing Removed — Hive MLS
• 2017-09-28 Listed $247,000 Hive MLS
• 2015-04-28 Sold (Public Records) $144,100 Public Records
• 2014-02-13 Sold (Public Records) $78,000 Public Records
• 2014-02-10 Sold (MLS) $78,000 GAMLS
• 2014-02-10 Sold (MLS) $78,000 Hive MLS
• 2011-05-20 Listed $82,500 GAMLS
• 2011-04-18 Listed $82,500 Hive MLS
• 2007-02-28 Sold (Public Records) $87,500 Public Records
• 1999-10-15 Sold (Public Records) $70,000 Public Records
• 1991-08-06 Sold (Public Records) $69,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,725 · +100.7% YoY. Source: county tax records.