665 Doctor's Creek Rd NE · Ludowici, GA 31316

$308,425

4 bd · 2.0 ba · 1,926 sqft · SingleFamily · 90 Days on market

Built 2026 0.53 ac lot $39/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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Explore our Jackson plan, our most spacious ranch-style home design. This residence offers everything you need, with four bedrooms and two bathrooms all conveniently situated on the same level. The house features a generous family room with a charming electric fireplace and views of the covered back patio. The open-concept kitchen boasts upgraded countertops and a sizable island, ideal for hosting gatherings. Enjoy privacy with the primary suite and guest rooms located on opposite ends of the house. An added convenience in this plan is a door in the primary bathroom leading to the laundry room. This floor plan is perfect for creating lasting memories for years to come. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• Open concept kitchen
• Sizable island
• Upgraded countertops

Tags

• RANCH STYLE HOME
• ELECTRIC FIREPLACE
• COVERED BACK PATIO
• OPEN CONCEPT KITCHEN
• UPGRADED COUNTERTOPS
• SIZABLE ISLAND

Property features AI

Finance

• Other: Subdivision: Doctors Creek
• HOA & community: Homeowners association with $39 monthly fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic sewer; Underground utilities
• Home design: Single-family residence; New construction; One story; Slab foundation
• Construction: Brick construction; Asphalt roof; Home warranty included
• Exterior features: Patio; Underground utilities; Shared well; Septic tank

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Kitchen island; Pantry; Electric fireplace in family room
• Laundry & utility: Laundry room with washer hookup

🏗️ New construction. The $308,425 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,900.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (20.3% below list).
• Recommended offer: $246k (20.3% 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: 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: 409 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $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.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $245,869 (20.3% 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 90 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.85% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $288,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Doctor's Creek Rd NE	0.00mi	4/2.0	1,926 (0%)	1mo	$320,910	$167	99
627 Doctor's Creek Rd NE	0.00mi	4/2.5	1,810 (-6%)	2mo	$282,750	$156	86
509 Doctor's Creek Rd NE	0.11mi	4/2.5	2,002 (+4%)	4mo	$299,775	$150	83
591 Doctor's Creek Rd NE	0.11mi	4/2.5	1,810 (-6%)	3mo	$281,850	$156	80
535 Doctor's Creek Rd NE	0.11mi	4/2.5	2,065 (+7%)	4mo	$288,625	$140	78
453 Lanier Rd NE	0.40mi	4/2.0	1,926 (0%)	9mo	$304,425	$158	74
590 Doctor's Creek Rd NE	0.11mi	4/2.5	2,151 (+12%)	2mo	$298,475	$139	71
14 Pintail Ct NE	0.30mi	4/2.5	2,065 (+7%)	9mo	$293,425	$142	64
68 Pintail Ct NE	0.35mi	4/2.5	2,065 (+7%)	7mo	$308,925	$150	64
95 Doctor's Creek Rd NE	0.37mi	4/2.5	2,065 (+7%)	9mo	$294,375	$143	61
10 Rimes Ave Ave SE	0.54mi	4/2.5	2,072 (+8%)	0mo	$293,900	$142	60
38 Doctor's Creek Rd NE	0.43mi	4/2.5	2,151 (+12%)	8mo	$299,375	$139	52

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,777
• Equity at exit: $101,016

10-year hold

• IRR: 5.1%
• Equity multiple: 1.63×
• Total profit: $51,192
• Equity at exit: $136,109

Cash invested: $80,892 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$1,515
• Tax est. 1.5%: −$361 /mo · $4,334/yr
• Insurance: −$120
• HOA: −$39
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-93

Break-even live

Break-even rent $2,577

Max offer price $275,420

Occupancy floor 99%

Sensitivity live

Price	-10% $106	-5% $7	+0% $-93	+5% $-193	+10% $-293
Rent	-10% $-287	-5% $-190	+0% $-93	+5% $4	+10% $101
Rate	-1.0pp $52	-0.5pp $-20	base $-93	+0.5pp $-168	+1.0pp $-244

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: $72,225
• Closing costs: $8,667
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	44d	1	0.99mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	44d	1	1.45mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: electric

Listing history 4 events

1. 2026-04-29
   status Pending

   Show marketing remark (788 chars)

   Explore our Jackson plan, our most spacious ranch-style home design. This residence offers everything you need, with four bedrooms and two bathrooms all conveniently situated on the same level. The house features a generous family room with a charming electric fireplace and views of the covered back patio. The open-concept kitchen boasts upgraded countertops and a sizable island, ideal for hosting gatherings. Enjoy privacy with the primary suite and guest rooms located on opposite ends of the house. An added convenience in this plan is a door in the primary bathroom leading to the laundry room. This floor plan is perfect for creating lasting memories for years to come. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

2. 2026-04-29
   status Pending 788-char remark

   Show marketing remark (788 chars)

   Explore our Jackson plan, our most spacious ranch-style home design. This residence offers everything you need, with four bedrooms and two bathrooms all conveniently situated on the same level. The house features a generous family room with a charming electric fireplace and views of the covered back patio. The open-concept kitchen boasts upgraded countertops and a sizable island, ideal for hosting gatherings. Enjoy privacy with the primary suite and guest rooms located on opposite ends of the house. An added convenience in this plan is a door in the primary bathroom leading to the laundry room. This floor plan is perfect for creating lasting memories for years to come. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

3. 2026-01-29
   listed $308,425 Active
4. 2026-01-28
   listed $308,425 Active 788-char remark

   Show marketing remark (788 chars)

   Explore our Jackson plan, our most spacious ranch-style home design. This residence offers everything you need, with four bedrooms and two bathrooms all conveniently situated on the same level. The house features a generous family room with a charming electric fireplace and views of the covered back patio. The open-concept kitchen boasts upgraded countertops and a sizable island, ideal for hosting gatherings. Enjoy privacy with the primary suite and guest rooms located on opposite ends of the house. An added convenience in this plan is a door in the primary bathroom leading to the laundry room. This floor plan is perfect for creating lasting memories for years to come. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $29,504
• − Mortgage interest: −$16,183
• − Property taxes: −$4,334
• − Insurance: −$1,444
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$468
• − Depreciation: −$8,404
• Taxable loss: −$6,050
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $334/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

+0.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — Hive MLS
• 2026-04-29 Pending — HABR
• 2026-01-29 Listed $308,425 Hive MLS
• 2026-01-28 Listed $308,425 HABR