2013 Elim Church Rd NE · Ludowici, GA 31316

$275,000

3 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 49 Days on market

Built 2005 0.49 ac lot $149/sqft · at area comps Est $275k · at est.

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Move-In Ready: Modern Style & No HOA 3 Bedrooms | 2 Bathrooms | 1,846 sqft (171.5 sqm) Step inside this beautifully refreshed home where modern updates meet an open, functional layout. The expansive living area features vaulted ceilings and new grey-tone LVP flooring that flows seamlessly into a chef-inspired kitchen. The kitchen is fully equipped with cabinetry, a functional center island, stainless steel appliances, and a stylish tile backsplash. New plush carpet and neutral paint throughout. The primary suite is a true retreat, boasting a double vanity, a separate soaking tub and shower, and a generous walk-in closet with built-in shelving. Functional extras include a dedicated laundry room and a clean, finished 2-car garage. Enjoy the freedom of No HOA in a location that puts you right where you need to be. This home is close to Ft Stewart, entertainment, shopping, and dining.

Key facts

• Move-in ready
• Modern style
• Vaulted ceilings

Tags

• MOVE-IN READY
• MODERN STYLE
• NO HOA
• EXPANSIVE LIVING AREA
• VAULTED CEILINGS
• CHEF-INSPIRED KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Frame construction
• Exterior features: Property has a view; Located in Monticello Estates subdivision

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Accessible full bathroom
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (19.1% below list).
• Recommended offer: $222k (19.1% 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 36% 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 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 49 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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.
• Current owner paid $164k; list at $275k implies a 68% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,467 (19.1% 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 49 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $274,798
• List price: $275,000
• Delta: 0.07%
• 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
385 Carson St	0.68mi	3/2.0	1,778 (-4%)	1mo	$300,000	$169	61
627 Doctor's Creek Rd NE	0.58mi	4/2.5 (+1)	1,810 (-2%)	2mo	$282,750	$156	61
665 Doctor's Creek Rd NE	0.58mi	4/2.0 (+1)	1,926 (+4%)	1mo	$320,910	$167	60
591 Doctor's Creek Rd NE	0.60mi	4/2.5 (+1)	1,810 (-2%)	3mo	$281,850	$156	60
453 Lanier Rd NE	0.54mi	4/2.0 (+1)	1,926 (+4%)	9mo	$304,425	$158	55
78 Avondale Dr NE	0.74mi	4/2.5 (+1)	1,852 (+0%)	8mo	$282,000	$152	51
509 Doctor's Creek Rd NE	0.60mi	4/2.5 (+1)	2,002 (+8%)	4mo	$299,775	$150	48
612 Doctor's Creek Rd NE	0.58mi	4/2.0 (+1)	1,620 (-12%)	2mo	$281,325	$174	46
535 Doctor's Creek Rd NE	0.60mi	4/2.5 (+1)	2,065 (+12%)	4mo	$288,625	$140	42
95 Doctor's Creek Rd NE	0.58mi	4/2.5 (+1)	2,065 (+12%)	9mo	$294,375	$143	39
55 Pintail Ct NE	0.68mi	4/2.0 (+1)	1,620 (-12%)	8mo	$276,625	$171	36
68 Pintail Ct NE	0.69mi	4/2.5 (+1)	2,065 (+12%)	7mo	$308,925	$150	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: 0.0%
• Equity multiple: 1.00×
• Total profit: $152
• Equity at exit: $96,156

10-year hold

• IRR: 4.7%
• Equity multiple: 1.59×
• Total profit: $45,285
• Equity at exit: $129,560

Cash invested: $77,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$313 /mo · $3,755/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-112

Break-even live

Break-even rent $2,367

Max offer price $255,185

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-34	+0% $-112	+5% $-190	+10% $-268
Rent	-10% $-288	-5% $-200	+0% $-112	+5% $-24	+10% $64
Rate	-1.0pp $26	-0.5pp $-42	base $-112	+0.5pp $-183	+1.0pp $-256

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: $68,750
• Closing costs: $8,250
• 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	0.75mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	1.11mi

Listing history 28 events

1. 2026-06-21
   days on market $275,000 Active 49 DOM
2. 2026-06-19
   days on market $275,000 Active 47 DOM
3. 2026-06-18
   days on market $275,000 Active 46 DOM
4. 2026-06-17
   days on market $275,000 Active 45 DOM
5. 2026-06-16
   days on market $275,000 Active 44 DOM
6. 2026-06-15
   days on market $275,000 Active 43 DOM
7. 2026-06-14
   days on market $275,000 Active 41 DOM
8. 2026-06-13
   days on market $275,000 Active 40 DOM
9. 2026-06-10
   days on market $275,000 Active 38 DOM
10. 2026-06-09
    days on market $275,000 Active 37 DOM
11. 2026-06-08
    days on market $275,000 Active 36 DOM
12. 2026-06-07
    days on market $275,000 Active 35 DOM
13. 2026-06-05
    days on market $275,000 Active 32 DOM
14. 2026-06-03
    days on market $275,000 Active 31 DOM
15. 2026-06-02
    days on market $275,000 Active 30 DOM
16. 2026-06-01
    days on market $275,000 Active 29 DOM
17. 2026-05-31
    days on market $275,000 Active 28 DOM
18. 2026-05-30
    days on market $275,000 Active 27 DOM
19. 2026-05-04
    listed $275,000 Active 900-char remark
20. 2026-05-03
    listed $275,000 Active 900-char remark

    Show marketing remark (900 chars)

    Move-In Ready: Modern Style & No HOA 3 Bedrooms 2 Bathrooms 1,846 sqft (171.5 sqm) Step inside this beautifully refreshed home where modern updates meet an open, functional layout. The expansive living area features vaulted ceilings and new grey-tone LVP flooring that flows seamlessly into a chef-inspired kitchen. The kitchen is fully equipped with cabinetry, a functional center island, stainless steel appliances, and a stylish tile backsplash. New plush carpet and neutral paint throughout. The primary suite is a true retreat, boasting a double vanity, a separate soaking tub and shower, and a generous walk-in closet with built-in shelving. Functional extras include a dedicated laundry room and a clean, finished 2-car garage. Enjoy the freedom of No HOA in a location that puts you right where you need to be. This home is close to Ft Stewart, entertainment, shopping, and dining.

21. 2026-05-03
    listed $275,000 New

    Show marketing remark (900 chars)

    Move-In Ready: Modern Style & No HOA 3 Bedrooms 2 Bathrooms 1,846 sqft (171.5 sqm) Step inside this beautifully refreshed home where modern updates meet an open, functional layout. The expansive living area features vaulted ceilings and new grey-tone LVP flooring that flows seamlessly into a chef-inspired kitchen. The kitchen is fully equipped with cabinetry, a functional center island, stainless steel appliances, and a stylish tile backsplash. New plush carpet and neutral paint throughout. The primary suite is a true retreat, boasting a double vanity, a separate soaking tub and shower, and a generous walk-in closet with built-in shelving. Functional extras include a dedicated laundry room and a clean, finished 2-car garage. Enjoy the freedom of No HOA in a location that puts you right where you need to be. This home is close to Ft Stewart, entertainment, shopping, and dining.

22. 2021-01-12
    soldstatus $164,000
23. 2021-01-05
    soldstatus $164,000
24. 2020-09-16
    listed $169,900
25. 2019-02-15
    historical
26. 2019-01-29
    listed $159,900
27. 2006-04-19
    soldstatus $158,600
28. 2005-11-09
    soldstatus $12,000

ⓘ 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: $3,755 · $313/mo
• Projected year-2 tax: $3,755 · $313/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 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: $26,696
• − Mortgage interest: −$15,404
• − Property taxes: −$3,755
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$8,000
• Taxable loss: −$6,110
• Est. tax savings @ 24.0%: +$1,466
• After-tax cash flow: $120/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

+2191.7% since first listed

10 events — show timeline

• 2026-05-04 Listed $275,000 Hive MLS
• 2026-05-03 Listed $275,000 HABR
• 2026-05-03 Listed $275,000 GAMLS
• 2021-01-12 Sold (Public Records) $164,000 Public Records
• 2021-01-05 Sold (MLS) $164,000 HABR
• 2020-09-16 Listed $169,900 HABR
• 2019-02-15 Listing Removed — Hive MLS
• 2019-01-29 Listed $159,900 Hive MLS
• 2006-04-19 Sold (Public Records) $158,600 Public Records
• 2005-11-09 Sold (Public Records) $12,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,755 · +49.8% YoY. Source: county tax records.