18 Oak Ridge Cemetery Road Rd SW · Ludowici, GA 31316

$209,000

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 34 Days on market

Built 2022 Good condition 10,454 sqft lot $163/sqft · 12% below area Est $239k · 12% under ↓ 7% 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 +22.6/30.0
• ARV discount +13.1/15.0
• DSCR +7.2/10.0
• Appreciation +5.6/10.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This beautiful 3 bed, 2 bath home is ready for its next owners! Super conveniently located, amazingly priced, and the sellers are offering a paint allowance with motivated sellers ready to make a deal. Well-kept and move-in ready with so much potential to make it your own. Whether you're a first-time buyer, downsizing, or investing, this one is worth a look.

Key facts

• 0.24 acre lot
• Garage
• Built 2022

Property features AI

Finance

• Other: Property listed by Next Move Real Estate

Exterior

• Parking: Attached garage; Carport; 1 covered parking space (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; City street frontage
• Construction: Vinyl siding; Asbestos shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Other exterior features; Fencing (other)

Interior

• Kitchen: Other kitchen features
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Interior features: Fireplace; Electric water heater; Other interior features
• Laundry & utility: Other laundry/utility features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 35% 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($203k) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $238,558
• List price: $209,000
• Delta: -12.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Oak Ridge Cemetery Rd	0.04mi	3/2.0	1,300 (+1%)	14mo	$227,000	$175	84
819 S Mcdonald St	0.26mi	3/2.0	1,194 (-7%)	3mo	$51,000	$43	74
21 SW Oak Ridge Cemetery Rd SW	0.03mi	3/2.0	1,473 (+15%)	8mo	$285,000	$193	67
613 S Macon St	0.57mi	3/2.0	1,282 (0%)	10mo	$217,000	$169	65
3722 Old Darien-macon Darien Rd	0.58mi	3/2.0	1,223 (-5%)	2mo	$244,000	$200	64
1046 Buster Phillips Rd SE	0.62mi	3/2.0	1,249 (-3%)	16mo	$240,000	$192	54
173 Franklin Tree Dr NE	0.27mi	3/2.0	1,132 (-12%)	19mo	$222,300	$196	52
142 Railroad St	0.74mi	3/2.0	1,292 (+1%)	20mo	$220,000	$170	48
198 Archibald Ave SE	0.71mi	3/2.0	1,336 (+4%)	20mo	$255,000	$191	44
398 Macon St	0.67mi	3/2.0	1,172 (-9%)	18mo	$210,500	$180	40
8 Rimes Avenue Ave SE	0.67mi	4/2.0 (+1)	1,466 (+14%)	20mo	$267,000	$182	23
55 Union St	0.74mi	4/3.0 (+1)	1,472 (+15%)	18mo	$250,000	$170	16

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: 9.4%
• Equity multiple: 1.48×
• Total profit: $28,159
• Equity at exit: $73,078

10-year hold

• IRR: 13.1%
• Equity multiple: 2.62×
• Total profit: $94,905
• Equity at exit: $98,466

Cash invested: $58,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $355

Break-even live

Break-even rent $1,752

Max offer price $209,000

Occupancy floor 79%

Sensitivity live

Price	-10% $474	-5% $414	+0% $355	+5% $296	+10% $237
Rent	-10% $181	-5% $268	+0% $355	+5% $442	+10% $529
Rate	-1.0pp $461	-0.5pp $408	base $355	+0.5pp $301	+1.0pp $246

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: $52,250
• Closing costs: $6,270
• 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	45d	1	0.25mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	45d	1	0.57mi
34 Pine St Unit C C Ludowici, GA	2.0	1.0	990	$1,395	$1.41	45d	1	0.75mi
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	45d	1	1.43mi

Listing history 16 events

1. 2026-06-17
   status $209,000 Pending 34 DOM
2. 2026-06-16
   days on market $209,000 Active 34 DOM
3. 2026-06-15
   days on market $209,000 Active 33 DOM
4. 2026-06-14
   days on market $209,000 Active 31 DOM
5. 2026-06-13
   days on market $209,000 Active 30 DOM
6. 2026-06-10
   days on market $209,000 Active 28 DOM
7. 2026-06-09
   days on market $209,000 Active 27 DOM
8. 2026-06-08
   days on market $209,000 Active 26 DOM
9. 2026-06-07
   pricedays on market $209,000 Active 25 DOM
10. 2026-06-05
    days on market $219,999 Active 22 DOM
11. 2026-06-03
    days on market $219,999 Active 21 DOM
12. 2026-06-02
    days on market $219,999 Active 20 DOM
13. 2026-06-01
    days on market $219,999 Active 19 DOM
14. 2026-05-31
    days on market $219,999 Active 18 DOM
15. 2026-05-30
    days on market $219,999 Active 17 DOM
16. 2026-05-13
    listed $225,000 Active 360-char remark

ⓘ 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: $2,408 · $201/mo
• Projected year-2 tax: $2,408 · $201/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 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: $26,416
• − Mortgage interest: −$11,707
• − Property taxes: −$2,408
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$6,080
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $4,036/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready, well-maintained home with new siding, roof, and landscaping is a great investment opportunity with significant potential for value appreciation.

Value-add opportunities

• Both Paint allowance — Motivated sellers are offering a paint allowance, which can be a significant value add for buyers.
• Both Landscaping and curb appeal — A well-maintained exterior and landscaping can enhance both resale and rental value.
• Both Kitchen and bathroom updates — Modern updates in the kitchen and bathrooms can attract more buyers and renters, increasing both resale and rental value.
• Both New flooring — Hardwood floors can increase both resale and rental value, as they are durable and aesthetically pleasing.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint allowance — Motivated sellers are offering a paint allowance, which can be a significant value add for buyers. ↑
• Both Landscaping and curb appeal — A well-maintained exterior and landscaping can enhance both resale and rental value. ↑
• Both Kitchen and bathroom updates — Modern updates in the kitchen and bathrooms can attract more buyers and renters, increasing both resale and rental value. ↑
• Both New flooring — Hardwood floors can increase both resale and rental value, as they are durable and aesthetically pleasing. ↑

ⓘ 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

-7.1% since first listed

4 events — show timeline

• 2026-06-16 Pending — HABR
• 2026-06-05 Price Changed $209,000 HABR
• 2026-05-26 Price Changed $219,999 HABR
• 2026-05-13 Listed $225,000 HABR

Property tax history

+27.8%/yr

Latest (2025): $2,408 · +32.7% YoY. Source: county tax records.