2270 Firetower Rd · Ludowici, GA 31316

$229,885

4 bd · 2.0 ba · 1,976 sqft · Manufactured · 94 Days on market

Manufactured home Built 2026 Good condition 5.00 ac lot $116/sqft · 40% below area Est $382k · 40% under ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Appreciation +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Manufactured-home adj. -3.6

Listing remarks

LOT 13 SITS ON ROUGHLY 4 ACRES!!! ENERGY EFFICIENT HOME! FREE SIX SEATER GOLF CART INCLUDED ONLY UNDER CONTRACT MONTH OF MARCH ! 4+ ACRES WILL GO VA AND FHA ! Don't miss out on this Charming NEW 4 bedroom / 3-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Exterior photos enhanced for lawn purposes. Homes qualify for FHA and VA loans with a permanent foundation.

Key facts

• Brand new appliances
• 5 acre lot
• Built 2026

Tags

• ENERGY EFFICIENT HOME
• MODERN HOME ESSENTIALS
• BRAND NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (28.0% below list).
• Recommended offer: $166k (28.0% 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: 478 active listings in the ZIP; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k 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 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $165,555 (28.0% 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 94 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $381,890
• List price: $229,885
• Delta: -39.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2279 Old Barrington Rd	1.80mi	3/2.5 (-1)	2,200 (+11%)	23mo	$379,000	$172	20
224 SE Mrs Roy Rd SE	1.63mi	2/2.0 (-2)	1,792 (-9%)	38mo	$229,000	$128	20

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: -3.6%
• Equity multiple: 0.82×
• Total profit: $-11,772
• Equity at exit: $80,381

10-year hold

• IRR: 1.5%
• Equity multiple: 1.19×
• Total profit: $12,207
• Equity at exit: $108,305

Cash invested: $64,368 (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: 478
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-281

Break-even live

Break-even rent $2,011

Max offer price $189,253

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-201	+0% $-281	+5% $-360	+10% $-440
Rent	-10% $-412	-5% $-346	+0% $-281	+5% $-215	+10% $-150
Rate	-1.0pp $-165	-0.5pp $-222	base $-281	+0.5pp $-340	+1.0pp $-401

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: $57,471
• Closing costs: $6,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Property is on a 1-acre lot

Exterior

• Parking: Open parkingDriveway
• Utilities: Public waterSeptic tank
• Home design: Manufactured houseUnder constructionSingle-family residenceRoad frontage on a highway
• Construction: Vinyl sidingShingle roofBlock foundationBuilt as a manufactured home
• Exterior features: No notable exterior features listedNo fencing

Interior

• Kitchen: CooktopRange hoodDishwasherRefrigerator
• Bedrooms: Total of 9 rooms (bedrooms included within room count)
• Bathrooms: 3 full bathrooms
• Interior features: Electric water heaterNo fireplaceCrawl space foundation
• Laundry & utility: Washer/dryer hookups not specifically listed

Listing history 50 events

1. 2026-08-08
   days on market $229,885 Active 94 DOM
2. 2026-08-07
   days on market $229,885 Active 93 DOM
3. 2026-08-06
   days on market $229,885 Active 92 DOM
4. 2026-08-05
   days on market $229,885 Active 91 DOM
5. 2026-08-04
   days on market $229,885 Active 90 DOM
6. 2026-08-03
   days on market $229,885 Active 89 DOM
7. 2026-07-31
   days on market $229,885 Active 86 DOM
8. 2026-07-30
   days on market $229,885 Active 85 DOM
9. 2026-07-29
   days on market $229,885 Active 84 DOM
10. 2026-07-27
    days on market $229,885 Active 82 DOM
11. 2026-07-25
    days on market $229,885 Active 80 DOM
12. 2026-07-24
    days on market $229,885 Active 79 DOM
13. 2026-07-23
    days on market $229,885 Active 78 DOM
14. 2026-07-23
    price $229,885 Active 77 DOM
15. 2026-07-22
    days on market $229,886 Active 77 DOM
16. 2026-07-21
    days on market $229,886 Active 76 DOM
17. 2026-07-18
    pricedays on market $229,886 Active 73 DOM
18. 2026-07-16
    pricedays on market $229,887 Active 71 DOM
19. 2026-07-16
    pricedays on market $229,888 Active 70 DOM
20. 2026-07-14
    days on market $229,890 Active 69 DOM
21. 2026-07-14
    price $229,890 Active 68 DOM
22. 2026-07-13
    days on market $229,891 Active 68 DOM
23. 2026-07-12
    days on market $229,891 Active 67 DOM
24. 2026-07-11
    pricedays on market $229,891 Active 66 DOM
25. 2026-07-10
    days on market $229,892 Active 65 DOM
26. 2026-07-09
    pricedays on market $229,892 Active 64 DOM
27. 2026-07-08
    days on market $229,894 Active 63 DOM
28. 2026-07-07
    price $229,894 Active 62 DOM
29. 2026-07-07
    days on market $229,895 Active 62 DOM
30. 2026-07-07
    price $229,895 Active 61 DOM
31. 2026-07-06
    days on market $229,896 Active 61 DOM
32. 2026-07-05
    days on market $229,896 Active 60 DOM
33. 2026-07-04
    days on market $229,896 Active 59 DOM
34. 2026-07-03
    days on market $229,896 Active 58 DOM
35. 2026-07-02
    days on market $229,896 Active 57 DOM
36. 2026-07-01
    days on market $229,896 Active 56 DOM
37. 2026-06-30
    days on market $229,896 Active 55 DOM
38. 2026-06-29
    days on market $229,896 Active 54 DOM
39. 2026-06-28
    days on market $229,896 Active 53 DOM
40. 2026-06-28
    days on market $229,896 Active 52 DOM
41. 2026-06-27
    days on market $229,896 Active 51 DOM
42. 2026-06-26
    pricedays on market $229,896 Active 50 DOM
43. 2026-06-23
    days on market $229,897 Active 47 DOM
44. 2026-06-21
    days on market $229,897 Active 46 DOM
45. 2026-06-19
    days on market $229,897 Active 44 DOM
46. 2026-06-18
    days on market $229,897 Active 43 DOM
47. 2026-06-17
    days on market $229,897 Active 42 DOM
48. 2026-06-16
    days on market $229,897 Active 41 DOM
49. 2026-06-15
    days on market $229,897 Active 40 DOM
50. 2026-06-14
    days on market $229,897 Active 38 DOM

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

Taxation est. · year 1

• Rental income: $19,867
• − Mortgage interest: −$12,877
• − Property taxes: −$3,448
• − Insurance: −$1,149
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$6,688
• Taxable loss: −$7,474
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-1,576/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 · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $9,880–$29,640 screening

This home is in good condition with modern updates and a well-maintained exterior. It's a great candidate for a cosmetic renovation to enhance its curb appeal and value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and property value ↑
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and reduces energy costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Smiley Elementary School Middle Long County Middle School F GA #311/470 Nat'l #10,795/14,009 High Long County High School F GA #140/424 Nat'l #11,215/17,239

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

B Composite livability gradescore 72/100

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 · 24,669 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property is on a 1-acre lot

Exterior

• Parking: Open parkingDriveway
• Utilities: Public waterSeptic tank
• Home design: Manufactured houseUnder constructionSingle-family residenceRoad frontage on a highway
• Construction: Vinyl sidingShingle roofBlock foundationBuilt as a manufactured home
• Exterior features: No notable exterior features listedNo fencing

Interior

• Kitchen: CooktopRange hoodDishwasherRefrigerator
• Bedrooms: Total of 9 rooms (bedrooms included within room count)
• Bathrooms: 3 full bathrooms
• Interior features: Electric water heaterNo fireplaceCrawl space foundation
• Laundry & utility: Washer/dryer hookups not specifically listed

Price history

-11.5% since first listed

21 events — show timeline

• 2026-06-12 Price Changed $229,897 HABR
• 2026-06-11 Price Changed $229,898 HABR
• 2026-06-10 Price Changed $229,899 HABR
• 2026-06-08 Price Changed $229,900 HABR
• 2026-06-05 Price Changed $249,987 HABR
• 2026-06-03 Price Changed $249,988 HABR
• 2026-06-02 Price Changed $249,989 HABR
• 2026-05-29 Price Changed $249,990 HABR
• 2026-05-27 Price Changed $249,991 HABR
• 2026-05-26 Relisted — HABR
• 2026-05-26 Price Changed $249,992 HABR
• 2026-05-21 Delisted — HABR
• 2026-05-18 Price Changed $249,994 HABR
• 2026-05-15 Price Changed $249,995 HABR
• 2026-05-13 Price Changed $249,996 HABR
• 2026-05-13 Price Changed $249,997 HABR
• 2026-05-08 Price Changed $249,998 HABR
• 2026-05-05 Price Changed $249,900 HABR
• 2026-05-04 Price Changed $259,877 HABR
• 2026-05-01 Price Changed $259,878 HABR
• 2026-03-27 Listed $259,879 HABR