113 Stevens Ln · Ludowici, GA 31321

$209,999

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 2 Days on market

Built 1997 Good condition 2.22 ac lot Garage $117/sqft · 27% below area Est $288k · 27% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks

2.22 ACREs ! 4 bedroom / 2-bathroom with a large shed and also a above ground pull huge front and back porch 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. Homes qualify for FHA and VA loans with a permanent foundation.

Key facts

• 2.22 acre lot
• Garage
• Built 1997

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.4% vs local median 5.3% 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: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $209,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $287,945
• List price: $209,999
• Delta: -27.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 N Mcdonald St	0.56mi	3/1.0 (-1)	1,970 (+9%)	5mo	$140,000	$71	45
7 Franklin Tree Dr NE	1.06mi	4/2.0	1,877 (+4%)	21mo	$283,400	$151	40
85 Franklin Tree Dr NE	1.07mi	4/2.0	1,682 (-7%)	20mo	$270,400	$161	38
633 S Macon St	1.03mi	4/2.0	1,570 (-13%)	14mo	$255,000	$162	32
121 Franklin Tree Dr NE	1.07mi	3/2.5 (-1)	1,691 (-6%)	20mo	$273,900	$162	31
10 Franklin Tree Dr NE	1.02mi	4/2.5	1,997 (+11%)	21mo	$282,700	$142	27
21 SW Oak Ridge Cemetery Rd SW	0.98mi	3/2.0 (-1)	1,473 (-18%)	9mo	$285,000	$193	27
55 Union St	0.78mi	4/3.0	1,472 (-18%)	20mo	$250,000	$170	19
183 Franklin Tree Dr NE	1.07mi	3/2.0 (-1)	1,544 (-14%)	20mo	$253,300	$164	19
72 Franklin Tree Dr NE	1.02mi	3/2.0 (-1)	1,544 (-14%)	22mo	$252,400	$163	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-10,718
• Equity at exit: $31,312

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $20,779
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $234,750 ($142/sqft)
• Median days on market: 55 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +12.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31321

• Home prices YoY: -2.2%
• Active inventory: 91
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $365

Break-even live

Break-even rent $1,837

Max offer price $209,999

Occupancy floor 79%

Sensitivity live

Price	-10% $511	-5% $438	+0% $365	+5% $293	+10% $220
Rent	-10% $184	-5% $275	+0% $365	+5% $456	+10% $547
Rate	-1.0pp $471	-0.5pp $419	base $365	+0.5pp $311	+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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	93d	1	1.08mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	93d	1	1.45mi
53 Allen Rawls Way SE Ludowici, GA	5.0	3.0	2410	$2,650	$1.10	93d	1	1.45mi

Property features AI

Finance

• Other: Listing agent: Justin Webb, Seaside Realty Services

Exterior

• Parking: Covered garage (1 space)
• Utilities: Public waterPublic sewer
• Home design: Single family manufactured homeUnder construction
• Construction: Vinyl sidingBlock foundationShingle roofBuilt as a manufactured house
• Exterior features: Landscaped lotCity street frontageNo exterior special features listedNo fencing

Interior

• Kitchen: DishwasherElectric ovenRefrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heaterFireplace (1)

Listing history 3 events

1. 2026-06-05
   pricedays on market $209,999 Active 2 DOM
2. 2026-06-03
   remarks 414-char remark
3. 2026-06-03
   listed $210,000 Active 1 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: $27,596
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,109
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $4,119/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 Est. rehab $9,000–$27,000 screening

This home is in good condition with a good layout and modern updates. It is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Resale upgrading appliances — newer appliances can attract more buyers ↑

ⓘ 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

• Census place: Ludowici, GA
• County: Bulloch · 24,669 people
• City population: 13,812
• Population (ZIP): 7,761
• Household income: $70,781
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 8% 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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 12% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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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: ▼ -6.76%
• Current HPI: 303.7169
• Rent YoY: —
• Metro: —
• 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: Listing agent: Justin Webb, Seaside Realty Services

Exterior

• Parking: Covered garage (1 space)
• Utilities: Public waterPublic sewer
• Home design: Single family manufactured homeUnder construction
• Construction: Vinyl sidingBlock foundationShingle roofBuilt as a manufactured house
• Exterior features: Landscaped lotCity street frontageNo exterior special features listedNo fencing

Interior

• Kitchen: DishwasherElectric ovenRefrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heaterFireplace (1)