98 Cole Ct SE · Ludowici, GA 31316

$211,000

4 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 85 Days on market

Built 2014 1.44 ac lot $155/sqft · 10% below area Est $234k · 10% under ↓ 11% since listing

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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 +24.4/30.0
• ARV discount +12.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Appreciation +5.6/10.0
• 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

Imagine 98 Cole Ct SE, a residence arranged for everyday practicality and ease of use. The kitchen features all stainless steel appliances for streamlined meal preparation. The primary bathroom provides functional design with double sinks, complemented by a separate tub and shower for diverse routines. An exterior patio extends to a fenced in backyard, creating a usable outdoor area. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced in backyard
• Patio
• 1.44 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• SEPARATE TUB AND SHOWER
• FENCED IN BACKYARD
• PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $211k).
• Recommended offer: $198k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• 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 $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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 85 days — a 6% lower offer ($198k) 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 $198,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.14% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $234,345
• List price: $211,000
• Delta: -9.96%
• 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
371 Cutters Gap SE	0.31mi	3/2.0 (-1)	1,300 (-5%)	12mo	$225,000	$173	63
167 NE Hendrix St	0.66mi	3/2.0 (-1)	1,363 (-0%)	3mo	$232,000	$170	62
613 S Macon St	0.41mi	3/2.0 (-1)	1,282 (-6%)	10mo	$217,000	$169	58
177 Palmetto Way NE	0.62mi	3/2.5 (-1)	1,369 (+0%)	8mo	$242,900	$177	57
70 Harmonees Way	0.47mi	4/2.0	1,501 (+10%)	9mo	$247,000	$165	54
45 Logan Court Ct SE	0.23mi	4/2.0	1,568 (+15%)	16mo	$207,000	$132	51
103 Mill Pond Ln SE	0.74mi	3/2.0 (-1)	1,371 (+0%)	15mo	$260,000	$190	47
3722 Old Darien-macon Darien Rd	0.63mi	3/2.0 (-1)	1,223 (-10%)	2mo	$244,000	$200	47
1046 Buster Phillips Rd SE	0.61mi	3/2.0 (-1)	1,249 (-8%)	16mo	$240,000	$192	39
819 S Mcdonald St	0.72mi	3/2.0 (-1)	1,194 (-12%)	3mo	$51,000	$43	38
398 Macon St	0.46mi	3/2.0 (-1)	1,172 (-14%)	18mo	$210,500	$180	35
152 Mill Pond Ln SE	0.74mi	3/2.0 (-1)	1,507 (+10%)	14mo	$254,900	$169	31

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: 10.9%
• Equity multiple: 1.56×
• Total profit: $32,982
• Equity at exit: $73,778

10-year hold

• IRR: 14.5%
• Equity multiple: 2.79×
• Total profit: $105,780
• Equity at exit: $99,408

Cash invested: $59,080 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,107
• Tax from tax record: −$279 /mo · $3,345/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $429

Break-even live

Break-even rent $1,865

Max offer price $211,000

Occupancy floor 77%

Sensitivity live

Price	-10% $549	-5% $489	+0% $429	+5% $370	+10% $310
Rent	-10% $239	-5% $334	+0% $429	+5% $525	+10% $620
Rate	-1.0pp $536	-0.5pp $483	base $429	+0.5pp $375	+1.0pp $319

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	44d	1	0.75mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	44d	1	0.84mi
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	44d	1	1.18mi
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	44d	1	1.20mi

Listing history 22 events

1. 2026-06-19
   days on market $211,000 Active 85 DOM
2. 2026-06-18
   days on market $211,000 Active 84 DOM
3. 2026-06-17
   days on market $211,000 Active 83 DOM
4. 2026-06-16
   days on market $211,000 Active 82 DOM
5. 2026-06-15
   days on market $211,000 Active 81 DOM
6. 2026-06-14
   days on market $211,000 Active 79 DOM
7. 2026-06-13
   days on market $211,000 Active 78 DOM
8. 2026-06-10
   days on market $211,000 Active 76 DOM
9. 2026-06-09
   days on market $211,000 Active 75 DOM
10. 2026-06-08
    days on market $211,000 Active 74 DOM
11. 2026-06-07
    statusdays on market $211,000 Active 73 DOM
12. 2026-06-05
    pricestatusdays on market $211,000 Price Change 70 DOM
13. 2026-06-03
    days on market $226,000 Active 69 DOM
14. 2026-06-02
    days on market $226,000 Active 68 DOM
15. 2026-06-01
    days on market $226,000 Active 67 DOM
16. 2026-05-31
    days on market $226,000 Active 66 DOM
17. 2026-05-30
    days on market $226,000 Active 65 DOM
18. 2026-05-14
    price $226,000 500-char remark

    Show marketing remark (500 chars)

    Imagine 98 Cole Ct SE, a residence arranged for everyday practicality and ease of use. The kitchen features all stainless steel appliances for streamlined meal preparation. The primary bathroom provides functional design with double sinks, complemented by a separate tub and shower for diverse routines. An exterior patio extends to a fenced in backyard, creating a usable outdoor area. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

19. 2026-04-30
    price $238,000 500-char remark

    Show marketing remark (500 chars)

    Imagine 98 Cole Ct SE, a residence arranged for everyday practicality and ease of use. The kitchen features all stainless steel appliances for streamlined meal preparation. The primary bathroom provides functional design with double sinks, complemented by a separate tub and shower for diverse routines. An exterior patio extends to a fenced in backyard, creating a usable outdoor area. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

20. 2026-04-16
    price $250,000 500-char remark

    Show marketing remark (500 chars)

    Imagine 98 Cole Ct SE, a residence arranged for everyday practicality and ease of use. The kitchen features all stainless steel appliances for streamlined meal preparation. The primary bathroom provides functional design with double sinks, complemented by a separate tub and shower for diverse routines. An exterior patio extends to a fenced in backyard, creating a usable outdoor area. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

21. 2026-03-26
    listed $259,000 New 500-char remark

    Show marketing remark (500 chars)

    Imagine 98 Cole Ct SE, a residence arranged for everyday practicality and ease of use. The kitchen features all stainless steel appliances for streamlined meal preparation. The primary bathroom provides functional design with double sinks, complemented by a separate tub and shower for diverse routines. An exterior patio extends to a fenced in backyard, creating a usable outdoor area. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

22. 2026-02-25
    soldstatus $255,000

ⓘ 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: $3,345 · $279/mo
• Projected year-2 tax: $3,345 · $279/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 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: $28,900
• − Mortgage interest: −$11,819
• − Property taxes: −$3,345
• − Insurance: −$1,055
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$6,138
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $4,693/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

-11.4% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $226,000 GAMLS
• 2026-04-30 Price Changed $238,000 GAMLS
• 2026-04-16 Price Changed $250,000 GAMLS
• 2026-03-26 Listed $259,000 GAMLS
• 2026-02-25 Sold (Public Records) $255,000 Public Records

Property tax history

+30.8%/yr

Latest (2025): $3,345 · +37.6% YoY. Source: county tax records.