138 Calhoun Way NE · Ludowici, GA 31316

$294,600

4 bd · 2.5 ba · 2,006 sqft · SingleFamily · 58 Days on market

Built 2026 Excellent condition 7,841 sqft lot $30/mo HOA · 1% of rent

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +5.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to 138 Calhoun Way NE, where modern design meets everyday comfort. This two-story Addison 3 plan boasts an open-concept main floor perfect for gatherings, with plank flooring throughout the living spaces. Step inside to a formal dining room with an elegant chandelier, flowing seamlessly into the family room with cozy fireplace. From here, step onto your back patio & enjoy a peaceful backyard retreat. The kitchen is a true highlight—featuring granite counters, a spacious island, corner pantry, & a large breakfast nook for casual dining. Upstairs, you'll find three secondary bedrooms, a hall bath with granite vanity, convenient laundry room, and a spacious primary sui

Key facts

• Formal dining room
• Cozy fireplace
• Granite counters

Tags

• OPEN-CONCEPT MAIN FLOOR
• FORMAL DINING ROOM
• COZY FIREPLACE
• BACK PATIO
• PEACEFUL BACKYARD RETREAT
• GRANITE COUNTERS

Property features AI

Finance

• Other: Subdivision: Paxton Hill
• HOA & community: Homeowners association with $30 monthly fee

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; New construction / Under construction; 2 stories; No shared/common walls
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as new construction
• Exterior features: Patio; Front porch; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Self-cleaning oven; Refrigerator; Kitchen island; Pantry
• Bedrooms: Laundry on upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Central air (electric); Electric heating; Forced air; Heat pump
• Interior features: Double vanity; Kitchen island; Pantry; Vaulted ceilings; Double-pane windows; Gas fireplace in family room
• Laundry & utility: Laundry room in hall on upper level; Electric water heater

🏗️ New construction. The $294,600 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,092.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (16.6% below list).
• Recommended offer: $246k (16.6% 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; 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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

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 $245,606 (16.6% 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 58 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (median comp): $286,092
• List price: $294,600
• Delta: 2.97%
• 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
509 Doctor's Creek Rd NE	0.75mi	4/2.5	2,002 (-0%)	4mo	$299,775	$150	62
535 Doctor's Creek Rd NE	0.75mi	4/2.5	2,065 (+3%)	4mo	$288,625	$140	57
665 Doctor's Creek Rd NE	0.74mi	4/2.0	1,926 (-4%)	1mo	$320,910	$167	56
590 Doctor's Creek Rd NE	0.75mi	4/2.5	2,151 (+7%)	2mo	$298,475	$139	51
15 Loganberry Ln NE	0.63mi	4/2.5	2,236 (+12%)	4mo	$298,800	$134	48
385 Carson St	0.54mi	3/2.0 (-1)	1,778 (-11%)	1mo	$300,000	$169	48
627 Doctor's Creek Rd NE	0.74mi	4/2.5	1,810 (-10%)	2mo	$282,750	$156	47
591 Doctor's Creek Rd NE	0.75mi	4/2.5	1,810 (-10%)	3mo	$281,850	$156	46
522 Doctor's Creek Rd NE	0.75mi	4/2.5	2,254 (+12%)	3mo	$315,350	$140	42
609 Doctor's Creek Rd NE	0.74mi	5/3.0 (+1)	2,256 (+12%)	2mo	$310,875	$138	35
506 Doctor's Creek Rd NE	0.75mi	5/3.0 (+1)	2,256 (+12%)	3mo	$309,250	$137	35
564 Doctor's Creek Rd NE	0.75mi	5/3.0 (+1)	2,256 (+12%)	3mo	$308,750	$137	35

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: 0.8%
• Equity multiple: 1.04×
• Total profit: $3,374
• Equity at exit: $100,034

10-year hold

• IRR: 5.4%
• Equity multiple: 1.68×
• Total profit: $54,165
• Equity at exit: $134,786

Cash invested: $80,106 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,456 medium
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$358 /mo · $4,291/yr
• Insurance: −$119
• HOA: −$30
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-67

Break-even live

Break-even rent $2,541

Max offer price $276,422

Occupancy floor 98%

Sensitivity live

Price	-10% $131	-5% $32	+0% $-67	+5% $-166	+10% $-265
Rent	-10% $-261	-5% $-164	+0% $-67	+5% $30	+10% $127
Rate	-1.0pp $77	-0.5pp $6	base $-67	+0.5pp $-141	+1.0pp $-216

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: $71,523
• Closing costs: $8,583
• 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	45d	1	0.84mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	0.98mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 19 events

1. 2026-06-21
   days on market $294,600 Active 58 DOM
2. 2026-06-19
   days on market $294,600 Active 56 DOM
3. 2026-06-18
   days on market $294,600 Active 55 DOM
4. 2026-06-17
   days on market $294,600 Active 54 DOM
5. 2026-06-16
   days on market $294,600 Active 53 DOM
6. 2026-06-15
   days on market $294,600 Active 52 DOM
7. 2026-06-14
   days on market $294,600 Active 50 DOM
8. 2026-06-13
   days on market $294,600 Active 49 DOM
9. 2026-06-10
   days on market $294,600 Active 47 DOM
10. 2026-06-09
    days on market $294,600 Active 46 DOM
11. 2026-06-08
    days on market $294,600 Active 45 DOM
12. 2026-06-07
    days on market $294,600 Active 44 DOM
13. 2026-06-05
    days on market $294,600 Active 41 DOM
14. 2026-06-03
    days on market $294,600 Active 40 DOM
15. 2026-06-02
    days on market $294,600 Active 39 DOM
16. 2026-06-01
    days on market $294,600 Active 38 DOM
17. 2026-05-31
    days on market $294,600 Active 37 DOM
18. 2026-05-30
    days on market $294,600 Active 36 DOM
19. 2026-04-24
    listed $294,600 Active 965-char remark

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $29,473
• − Mortgage interest: −$16,026
• − Property taxes: −$4,291
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$360
• − Depreciation: −$8,323
• Taxable loss: −$5,673
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $560/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This Addison 3 plan is a move-in-ready home with planned updates to enhance its resale and rental value.

Value-add opportunities

• Resale Granite countertops — Enhances curb appeal and perceived value
• Resale Hardwood flooring — Improves aesthetic and perceived value
• Resale Paint interior walls — Fresh paint enhances curb appeal and perceived value
• Resale Install lighting fixtures — Modern lighting enhances curb appeal and perceived value

Renovation cost estimate screening

Value-add ROI direction

• Resale Granite countertops — Enhances curb appeal and perceived value ↑
• Resale Hardwood flooring — Improves aesthetic and perceived value ↑
• Resale Paint interior walls — Fresh paint enhances curb appeal and perceived value ↑
• Resale Install lighting fixtures — Modern lighting enhances curb appeal and perceived value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-24 Listed $294,600 Hive MLS