19 SW Pecan St · Ludowici, GA 31316

$199,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 93 Days on market

Built 2024 0.31 ac lot $154/sqft · 13% below area Est $229k · 13% 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 +23.4/30.0
• ARV discount +13.2/15.0
• DSCR +7.5/10.0
• Appreciation +5.6/10.0
• 1% rule +5.3/10.0
• 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

PRICE DROP, STOP IN AND Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

Key facts

• Easy base access
• No hoa
• 0.31 acre lot

Tags

• STAINLESS-STEEL APPLIANCES
• NO HOA
• PEACEFUL SURROUNDINGS
• EASY BASE ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 ($1k loan paydown + $2k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $200k implies a 455% 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.03% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $229,117
• List price: $199,900
• Delta: -12.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Oak Ridge Cemetery Rd	0.42mi	3/2.0	1,300 (+0%)	14mo	$227,000	$175	68
122 Oak Ridge Cemetery Rd SW	0.36mi	3/2.0	1,282 (-1%)	23mo	$230,000	$179	62
142 Railroad St	0.54mi	3/2.0	1,292 (-0%)	20mo	$220,000	$170	58
819 S Mcdonald St	0.58mi	3/2.0	1,194 (-8%)	3mo	$51,000	$43	57
21 SW Oak Ridge Cemetery Rd SW	0.46mi	3/2.0	1,473 (+14%)	8mo	$285,000	$193	50
398 Macon St	0.72mi	3/2.0	1,172 (-10%)	18mo	$210,500	$180	36
173 Franklin Tree Dr NE	0.63mi	3/2.0	1,132 (-13%)	19mo	$222,300	$196	34
55 Union St	0.72mi	4/3.0 (+1)	1,472 (+14%)	18mo	$250,000	$170	19

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: 10.1%
• Equity multiple: 1.52×
• Total profit: $28,881
• Equity at exit: $69,896

10-year hold

• IRR: 13.8%
• Equity multiple: 2.69×
• Total profit: $94,846
• Equity at exit: $94,179

Cash invested: $55,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $371

Break-even live

Break-even rent $1,580

Max offer price $199,900

Occupancy floor 77%

Sensitivity live

Price	-10% $484	-5% $428	+0% $371	+5% $315	+10% $258
Rent	-10% $209	-5% $290	+0% $371	+5% $452	+10% $533
Rate	-1.0pp $472	-0.5pp $422	base $371	+0.5pp $319	+1.0pp $267

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.55mi
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	45d	1	0.63mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	45d	1	0.98mi

Listing history 28 events

1. 2026-06-21
   days on market $199,900 Active 93 DOM
2. 2026-06-19
   days on market $199,900 Active 91 DOM
3. 2026-06-18
   days on market $199,900 Active 90 DOM
4. 2026-06-17
   days on market $199,900 Active 89 DOM
5. 2026-06-17
   price $199,900 Active 88 DOM
6. 2026-06-16
   days on market $214,900 Active 88 DOM
7. 2026-06-15
   days on market $214,900 Active 87 DOM
8. 2026-06-14
   days on market $214,900 Active 85 DOM
9. 2026-06-13
   days on market $214,900 Active 84 DOM
10. 2026-06-10
    days on market $214,900 Active 82 DOM
11. 2026-06-09
    days on market $214,900 Active 81 DOM
12. 2026-06-08
    days on market $214,900 Active 80 DOM
13. 2026-06-07
    days on market $214,900 Active 79 DOM
14. 2026-06-05
    days on market $214,900 Active 76 DOM
15. 2026-06-03
    days on market $214,900 Active 75 DOM
16. 2026-06-02
    days on market $214,900 Active 74 DOM
17. 2026-06-01
    days on market $214,900 Active 73 DOM
18. 2026-05-31
    days on market $214,900 Active 72 DOM
19. 2026-05-30
    days on market $214,900 Active 71 DOM
20. 2026-05-15
    price $214,900 969-char remark

    Show marketing remark (957 chars)

    PRICE DROP! Stop in and Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours-no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait-come see it before it's gone.

21. 2026-05-15
    price $214,900 957-char remark

    Show marketing remark (957 chars)

    PRICE DROP! Stop in and Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours-no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait-come see it before it's gone.

22. 2026-03-13
    listed $239,900 New 957-char remark

    Show marketing remark (969 chars)

    PRICE DROP, STOP IN AND Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

23. 2026-03-13
    listed $239,900 Active 969-char remark

    Show marketing remark (969 chars)

    PRICE DROP, STOP IN AND Discover this beautifully crafted 3-bedroom, 2-bathroom home, move-in ready and waiting for you. Built with modern living in mind, this 2024 construction offers an open, light-filled layout with quality finishes throughout. The kitchen features sleek stainless-steel appliances, perfect for everyday meals and entertaining alike. Generous bedrooms provide comfortable retreats, while two full bathrooms offer convenience for the whole household. Step outside to enjoy the peaceful, quiet surroundings that make Ludowici such a welcoming place to call home. With no HOA, you'll have the freedom to make this property truly yours—no monthly fees, no restrictions. Location highlights: Approximately 20 minutes to Fort Stewart and Hinesville Ideal for anyone seeking small-town charm with easy base access Close to local amenities while tucked away from the hustle This is a brand-new home without the wait—come see it before it's gone.

24. 2025-12-31
    historical
25. 2025-12-31
    historical
26. 2025-08-06
    listed $230,000 Active
27. 2025-07-25
    listed $230,000 New
28. 2007-02-07
    soldstatus $36,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$436/yr (+$36/mo · 31.0%)

ⓘ 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: $24,603
• − Mortgage interest: −$11,198
• − Property taxes: −$1,403
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$5,815
• Taxable income: $1,251
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $4,154/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

+496.9% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $214,900 Hive MLS
• 2026-05-15 Price Changed $214,900 GAMLS
• 2026-03-13 Listed $239,900 Hive MLS
• 2026-03-13 Listed $239,900 GAMLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-08-06 Listed $230,000 Hive MLS
• 2025-07-25 Listed $230,000 GAMLS
• 2007-02-07 Sold (Public Records) $36,000 Public Records

Property tax history

+39.2%/yr

Latest (2025): $1,403 · +3063.6% YoY. Source: county tax records.