259 Enclave Way NE · Ludowici, GA 31316

$298,900

4 bd · 2.5 ba · 1,816 sqft · SingleFamily public records · 100 Days on market

Built 2022 1.02 ac lot $165/sqft · at area comps Est $312k · at est. $40/mo HOA · 2% of rent

---

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).

• ARV discount +9.3/15.0
• Cash flow +8.2/30.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +2.2/10.0

Listing remarks MLS

Welcome to 259 Enclave Way NE — where modern comfort meets spacious outdoor living! Tucked away on a quiet cul-de-sac, this beautifully designed 4-bedroom home offers a functional open layout with a stylish kitchen featuring granite countertops, stainless steel appliances, and plenty of room to gather and entertain. The inviting living area flows seamlessly for everyday living, while the spacious primary suite provides a relaxing retreat with a well-appointed ensuite bath. This home also features paid-off solar panels, offering energy efficiency and long-term savings, along with a fully paid-off whole-home water softening system for added comfort and convenience. Step outside to the true standout feature — a huge, fully fenced backyard perfect for pets, entertaining, gardening, or simply enjoying peaceful Lowcountry evenings. With a covered patio, a built-in irrigation system to keep your lawn looking its best, and endless possibilities to create your own outdoor oasis, this space is hard to find. Located in Enclave at Palmer Place with convenient access to Fort Stewart, shopping, and everyday essentials, this home offers comfort, efficiency, and room to grow — both inside and out.

Key facts

• 1.02 acre lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.4% below list).
• Recommended offer: $229k (23.4% 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: 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; 1 comparable units currently listed for rent nearby; 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 $6k 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 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $228,959 (23.4% 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 100 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (median comp): $311,643
• List price: $298,900
• Delta: -4.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Halcyon Way NE	0.23mi	4/3.0	1,820 (+0%)	1mo	$330,000	$181	86
179 Teal Trl NE	0.71mi	4/2.0	1,783 (-2%)	2mo	$284,900	$160	61
511 Akins Ranch Rd NE	0.39mi	4/2.0	1,926 (+6%)	12mo	$315,000	$164	60
31 Serene Ct NE	0.57mi	4/2.0	1,926 (+6%)	4mo	$318,000	$165	58
149 Palmetto Way NE	0.74mi	4/2.5	1,806 (-1%)	10mo	$286,900	$159	56
939 Palmer Rd NE	0.59mi	3/2.0 (-1)	1,786 (-2%)	12mo	$282,900	$158	53
81 Palmetto Way NE	0.73mi	4/2.0	1,783 (-2%)	11mo	$289,880	$163	52
481 NE Akins Ranch Rd	0.40mi	4/2.0	1,584 (-13%)	10mo	$281,000	$177	50
43 Serene Ct NE	0.59mi	4/2.0	1,565 (-14%)	2mo	$314,900	$201	46
137 Tatum Trl NE	0.58mi	4/2.0	2,026 (+12%)	23mo	$316,461	$156	32
251 Palmetto Way NE	0.73mi	3/2.0 (-1)	1,548 (-15%)	11mo	$273,400	$177	25
130 Palmetto Way NE	0.70mi	3/2.0 (-1)	1,548 (-15%)	14mo	$260,623	$168	24

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: -2.3%
• Equity multiple: 0.88×
• Total profit: $-9,845
• Equity at exit: $104,513

10-year hold

• IRR: 2.7%
• Equity multiple: 1.33×
• Total profit: $27,705
• Equity at exit: $140,820

Cash invested: $83,692 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,290 medium
• Mortgage (P&I): −$1,567
• Tax from tax record: −$356 /mo · $4,276/yr
• Insurance: −$125
• HOA: −$40
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-280

Break-even live

Break-even rent $2,644

Max offer price $249,509

Occupancy floor —

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: $74,725
• Closing costs: $8,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Enclave Way NE Ludowici, GA	3.0	2.5	2286	$2,175	$0.95	44d	1	0.11mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-19
   days on market $298,900 Active 100 DOM
2. 2026-06-18
   days on market $298,900 Active 99 DOM
3. 2026-06-17
   days on market $298,900 Active 98 DOM
4. 2026-06-16
   days on market $298,900 Active 97 DOM
5. 2026-06-15
   days on market $298,900 Active 96 DOM
6. 2026-06-14
   days on market $298,900 Active 94 DOM
7. 2026-06-13
   days on market $298,900 Active 93 DOM
8. 2026-06-10
   days on market $298,900 Active 91 DOM
9. 2026-06-09
   days on market $298,900 Active 90 DOM
10. 2026-06-08
    days on market $298,900 Active 89 DOM
11. 2026-06-07
    days on market $298,900 Active 88 DOM
12. 2026-06-05
    days on market $298,900 Active 85 DOM
13. 2026-06-03
    days on market $298,900 Active 84 DOM
14. 2026-06-02
    days on market $298,900 Active 83 DOM
15. 2026-06-01
    days on market $298,900 Active 82 DOM
16. 2026-05-31
    days on market $298,900 Active 81 DOM
17. 2026-05-30
    days on market $298,900 Active 80 DOM
18. 2026-04-14
    price $306,900 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to 259 Enclave Way NE — where modern comfort meets spacious outdoor living! Tucked away on a quiet cul-de-sac, this beautifully designed 4-bedroom home offers a functional open layout with a stylish kitchen featuring granite countertops, stainless steel appliances, and plenty of room to gather and entertain. The inviting living area flows seamlessly for everyday living, while the spacious primary suite provides a relaxing retreat with a well-appointed ensuite bath. This home also features paid-off solar panels, offering energy efficiency and long-term savings, along with a fully paid-off whole-home water softening system for added comfort and convenience. Step outside to the true standout feature — a huge, fully fenced backyard perfect for pets, entertaining, gardening, or simply enjoying peaceful Lowcountry evenings. With a covered patio, a built-in irrigation system to keep your lawn looking its best, and endless possibilities to create your own outdoor oasis, this space is hard to find. Located in Enclave at Palmer Place with convenient access to Fort Stewart, shopping, and everyday essentials, this home offers comfort, efficiency, and room to grow — both inside and out.

19. 2026-04-14
    price $306,900 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to 259 Enclave Way NE — where modern comfort meets spacious outdoor living! Tucked away on a quiet cul-de-sac, this beautifully designed 4-bedroom home offers a functional open layout with a stylish kitchen featuring granite countertops, stainless steel appliances, and plenty of room to gather and entertain. The inviting living area flows seamlessly for everyday living, while the spacious primary suite provides a relaxing retreat with a well-appointed ensuite bath. This home also features paid-off solar panels, offering energy efficiency and long-term savings, along with a fully paid-off whole-home water softening system for added comfort and convenience. Step outside to the true standout feature — a huge, fully fenced backyard perfect for pets, entertaining, gardening, or simply enjoying peaceful Lowcountry evenings. With a covered patio, a built-in irrigation system to keep your lawn looking its best, and endless possibilities to create your own outdoor oasis, this space is hard to find. Located in Enclave at Palmer Place with convenient access to Fort Stewart, shopping, and everyday essentials, this home offers comfort, efficiency, and room to grow — both inside and out.

20. 2026-03-12
    listed $315,000 Active 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to 259 Enclave Way NE — where modern comfort meets spacious outdoor living! Tucked away on a quiet cul-de-sac, this beautifully designed 4-bedroom home offers a functional open layout with a stylish kitchen featuring granite countertops, stainless steel appliances, and plenty of room to gather and entertain. The inviting living area flows seamlessly for everyday living, while the spacious primary suite provides a relaxing retreat with a well-appointed ensuite bath. This home also features paid-off solar panels, offering energy efficiency and long-term savings, along with a fully paid-off whole-home water softening system for added comfort and convenience. Step outside to the true standout feature — a huge, fully fenced backyard perfect for pets, entertaining, gardening, or simply enjoying peaceful Lowcountry evenings. With a covered patio, a built-in irrigation system to keep your lawn looking its best, and endless possibilities to create your own outdoor oasis, this space is hard to find. Located in Enclave at Palmer Place with convenient access to Fort Stewart, shopping, and everyday essentials, this home offers comfort, efficiency, and room to grow — both inside and out.

21. 2026-03-12
    listed $315,000 Active 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to 259 Enclave Way NE — where modern comfort meets spacious outdoor living! Tucked away on a quiet cul-de-sac, this beautifully designed 4-bedroom home offers a functional open layout with a stylish kitchen featuring granite countertops, stainless steel appliances, and plenty of room to gather and entertain. The inviting living area flows seamlessly for everyday living, while the spacious primary suite provides a relaxing retreat with a well-appointed ensuite bath. This home also features paid-off solar panels, offering energy efficiency and long-term savings, along with a fully paid-off whole-home water softening system for added comfort and convenience. Step outside to the true standout feature — a huge, fully fenced backyard perfect for pets, entertaining, gardening, or simply enjoying peaceful Lowcountry evenings. With a covered patio, a built-in irrigation system to keep your lawn looking its best, and endless possibilities to create your own outdoor oasis, this space is hard to find. Located in Enclave at Palmer Place with convenient access to Fort Stewart, shopping, and everyday essentials, this home offers comfort, efficiency, and room to grow — both inside and out.

22. 2022-10-27
    soldstatus $280,876
23. 2022-10-27
    soldstatus $280,876
24. 2022-05-04
    listed $282,876
25. 2022-05-04
    listed $282,876
26. 2022-05-04
    listed $282,876

ⓘ 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: $4,276 · $356/mo
• Projected year-2 tax: $4,276 · $356/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,475
• − Mortgage interest: −$16,743
• − Property taxes: −$4,276
• − Insurance: −$1,494
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$480
• − Depreciation: −$8,695
• Taxable loss: −$8,610
• Est. tax savings @ 24.0%: +$2,066
• After-tax cash flow: $-1,289/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

+8.5% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $306,900 HABR
• 2026-04-14 Price Changed $306,900 Hive MLS
• 2026-03-12 Listed $315,000 HABR
• 2026-03-12 Listed $315,000 Hive MLS
• 2022-10-27 Sold (MLS) $280,876 HABR
• 2022-10-27 Sold (MLS) $280,876 Hive MLS
• 2022-05-04 Listed $282,876 Hive MLS
• 2022-05-04 Listed $282,876 HABR
• 2022-05-04 Listed $282,876 Hive MLS

Property tax history

+24.0%/yr

Latest (2025): $4,276 · +31.4% YoY. Source: county tax records.