135 Tupelo Loop NE · Hinesville, GA 31316

$180,813

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 35 Days on market

Built 2004 1.76 ac lot $109/sqft · 24% below area Est $239k · 24% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

135 Tupelo Loop NE – Ludowici, GA 31316 – $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot—no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space—perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard—ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

Key facts

• Private backyard
• Large kitchen
• Abundant cabinetry

Tags

• LARGE KITCHEN
• CENTER ISLAND
• ABUNDANT CABINETRY
• PRIVATE BACKYARD
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $181k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $181k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.2% in Hinesville — 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 73/100 on livability (#51 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute D+, crime 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $3k 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 $51k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $57k; list at $181k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $175,388 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $238,875
• List price: $180,813
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Tupelo Loop NE	0.00mi	4/2.0 (+1)	1,664 (0%)	0mo	$183,000	$110	95
75 Willow Ln NE	0.12mi	3/2.0	1,792 (+8%)	6mo	$192,500	$107	76
110 Willow Ln NE	0.15mi	4/2.0 (+1)	1,792 (+8%)	17mo	$190,000	$106	60

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: 12.4%
• Equity multiple: 1.64×
• Total profit: $32,191
• Equity at exit: $63,223

10-year hold

• IRR: 15.9%
• Equity multiple: 2.95×
• Total profit: $98,869
• Equity at exit: $85,186

Cash invested: $50,628 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$948
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $431

Break-even live

Break-even rent $1,412

Max offer price $180,813

Occupancy floor 73%

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: $45,203
• Closing costs: $5,424
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Barley Dr Hinesville, GA	3.0	2.0	1472	$1,950	$1.32	43d	1	1.41mi

Listing history 11 events

1. 2026-05-14
   historical Active Under Contract 1201-char remark

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

2. 2026-05-14
   historical Active Under Contract 1177-char remark

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

3. 2026-05-14
   status Pending

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

4. 2026-04-22
   listed $180,813 Active 1201-char remark

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

5. 2026-04-22
   listed $180,813 New 1177-char remark

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

6. 2026-04-22
   listed $180,813 Active

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

7. 2026-04-22
   listed $180,813 Active

   Show marketing remark (1177 chars)

   135 Tupelo Loop NE - Ludowici, GA 31316 - $180,813 Enjoy peaceful country living with room to spread out! This well-maintained 4-bedroom, 2-bath home offers 1,664 square feet of comfortable living space and sits on a spacious 1.76-acre lot-no dirt road access, making daily travel easy and convenient. Inside, you'll find a large kitchen with a center island, abundant cabinetry, and plenty of counter space-perfect for cooking, meal prep, and gathering. The home features a more traditional layout with defined living spaces, offering privacy and functionality throughout. The owner's suite provides a relaxing retreat with double vanities and a large soaking tub. Three additional bedrooms offer flexibility for guests, a home office, or additional living needs. Step outside to the back porch overlooking your private backyard-ideal for enjoying quiet mornings, evening relaxation, or entertaining while surrounded by nature. With its well-kept condition, spacious lot, and peaceful setting, this property is a great opportunity for anyone looking for country living with convenience to Fort Stewart and nearby amenities. Don't miss your chance to make this one yours!

8. 2010-06-30
   soldstatus $57,000
9. 2010-04-08
   listed $59,900
10. 2004-12-23
    soldstatus $15,900
11. 2004-12-23
    soldstatus $120,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$561/yr (+$47/mo · 50.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,492
• − Mortgage interest: −$10,128
• − Property taxes: −$1,103
• − Insurance: −$904
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$5,260
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $4,612/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 — Hinesville

• Score: 73/100
• State rank: #51
• US rank: #5200

Category grades

Amenities C+ Commute D+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• City population: 42,838
• 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

+1037.2% since first listed

11 events — show timeline

• 2026-05-14 Contingent — HABR
• 2026-05-14 Contingent — GAMLS
• 2026-05-14 Pending — GIAR
• 2026-04-22 Listed $180,813 Hive MLS
• 2026-04-22 Listed $180,813 GIAR
• 2026-04-22 Listed $180,813 GAMLS
• 2026-04-22 Listed $180,813 HABR
• 2010-06-30 Sold (MLS) $57,000 Hive MLS
• 2010-04-08 Listed $59,900 Hive MLS
• 2004-12-23 Sold (Public Records) $120,000 Public Records
• 2004-12-23 Sold (Public Records) $15,900 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,103 · -27.4% YoY. Source: county tax records.