520 Teal Trl NE · Ludowici, GA 31316

$304,900

4 bd · 2.5 ba · 2,236 sqft · SingleFamily · 42 Days on market

Built 2026 Good condition 1.93 ac lot $136/sqft · at area comps Est $318k · at est. $40/mo HOA · 2% of rent

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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 +9.4/15.0
• Cash flow +7.8/30.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Nestled in beautiful Tatum Crossing, this four-bedroom, two-and-one-half-bath home combines style and space with thoughtful upgrades throughout. A welcoming front porch with plenty of curb appeal greets you. Upon entry, you'll find a kitchen that's perfect for entertaining and everyday living. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and a walk-in shower. This is the perfect blend of comfort, charm, and convenience!

Key facts

• Loft
• Front porch
• Spacious layout

Tags

• KITCHEN FOR ENTERTAINING
• SPACIOUS LAYOUT
• LOFT
• GARDEN TUB
• WALK IN SHOWER
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (25.1% below list).
• Recommended offer: $228k (25.1% 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: 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $6k of equity ($2k loan paydown + $4k 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 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,419 (25.1% 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 42 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $318,291
• List price: $304,900
• Delta: -4.21%
• 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
340 Palmetto Way NE	0.32mi	4/2.5	2,175 (-3%)	4mo	$312,844	$144	77
45 Goosberry Ct NE	0.23mi	4/2.5	2,440 (+9%)	1mo	$318,292	$130	73
44 Goosberry Ct NE	0.25mi	4/2.5	2,436 (+9%)	0mo	$363,515	$149	73
20 Teal Trail Trl NE	0.34mi	4/2.0	2,177 (-3%)	7mo	$318,000	$146	72
335 Palmetto Way NE	0.38mi	5/2.5 (+1)	2,255 (+1%)	6mo	$313,710	$139	71
418 Palmetto Way NE	0.24mi	3/2.0 (-1)	2,177 (-3%)	8mo	$318,607	$146	71
114 Palmetto Way NE	0.41mi	4/2.5	2,166 (-3%)	8mo	$299,900	$138	69
392 Palmetto Way NE	0.28mi	4/2.5	2,429 (+9%)	7mo	$330,747	$136	67
419 Palmetto Way NE	0.25mi	4/2.5	2,440 (+9%)	8mo	$327,072	$134	67
287 Palmetto Way NE	0.39mi	4/2.5	2,436 (+9%)	7mo	$326,900	$134	61
345 Palmetto Way NE	0.34mi	3/2.0 (-1)	2,017 (-10%)	4mo	$309,614	$154	57
323 Palmetto Way NE	0.36mi	5/3.0 (+1)	2,519 (+13%)	8mo	$333,900	$133	49

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: -3.1%
• Equity multiple: 0.84×
• Total profit: $-13,687
• Equity at exit: $106,610

10-year hold

• IRR: 1.9%
• Equity multiple: 1.24×
• Total profit: $20,421
• Equity at exit: $143,647

Cash invested: $85,372 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$40
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-343

Break-even live

Break-even rent $2,718

Max offer price $255,327

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-237	+0% $-343	+5% $-448	+10% $-553
Rent	-10% $-523	-5% $-433	+0% $-343	+5% $-252	+10% $-162
Rate	-1.0pp $-189	-0.5pp $-265	base $-343	+0.5pp $-422	+1.0pp $-502

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Enclave Way NE Ludowici, GA	3.0	2.5	2286	$2,175	$0.95	44d	1	0.87mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 13 events

1. 2026-06-05
   statusdays on market $304,900 Pending 42 DOM
2. 2026-06-03
   days on market $304,900 Active 41 DOM
3. 2026-06-02
   days on market $304,900 Active 40 DOM
4. 2026-06-01
   days on market $304,900 Active 39 DOM
5. 2026-05-31
   days on market $304,900 Active 38 DOM
6. 2026-05-30
   days on market $304,900 Active 37 DOM
7. 2026-05-11
   price $304,900 513-char remark

   Show marketing remark (513 chars)

   Nestled in beautiful Tatum Crossing, this four-bedroom, two-and-one-half-bath home combines style and space with thoughtful upgrades throughout. A welcoming front porch with plenty of curb appeal greets you. Upon entry, you'll find a kitchen that's perfect for entertaining and everyday living. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and a walk-in shower. This is the perfect blend of comfort, charm, and convenience!

8. 2026-05-09
   price $304,900 472-char remark

   Show marketing remark (472 chars)

   Back on the market at no fault to the Seller. Nestled in beautiful Tatum Crossing, this 4-bedroom, 2.5-bath home combines style and space with thoughtful upgrades throughout. Enjoy a kitchen perfect for entertaining. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and walk in shower. Welcoming front porch add curb appeal. This is the perfect blend of comfort, charm, and convenience.

9. 2026-04-28
   listed $307,391 Active 513-char remark

   Show marketing remark (513 chars)

   Nestled in beautiful Tatum Crossing, this four-bedroom, two-and-one-half-bath home combines style and space with thoughtful upgrades throughout. A welcoming front porch with plenty of curb appeal greets you. Upon entry, you'll find a kitchen that's perfect for entertaining and everyday living. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and a walk-in shower. This is the perfect blend of comfort, charm, and convenience!

10. 2026-04-25
    status Active 472-char remark

    Show marketing remark (472 chars)

    Back on the market at no fault to the Seller. Nestled in beautiful Tatum Crossing, this 4-bedroom, 2.5-bath home combines style and space with thoughtful upgrades throughout. Enjoy a kitchen perfect for entertaining. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and walk in shower. Welcoming front porch add curb appeal. This is the perfect blend of comfort, charm, and convenience.

11. 2026-04-25
    price $307,391 472-char remark

    Show marketing remark (472 chars)

    Back on the market at no fault to the Seller. Nestled in beautiful Tatum Crossing, this 4-bedroom, 2.5-bath home combines style and space with thoughtful upgrades throughout. Enjoy a kitchen perfect for entertaining. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and walk in shower. Welcoming front porch add curb appeal. This is the perfect blend of comfort, charm, and convenience.

12. 2026-04-06
    status Pending 472-char remark

    Show marketing remark (472 chars)

    Back on the market at no fault to the Seller. Nestled in beautiful Tatum Crossing, this 4-bedroom, 2.5-bath home combines style and space with thoughtful upgrades throughout. Enjoy a kitchen perfect for entertaining. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and walk in shower. Welcoming front porch add curb appeal. This is the perfect blend of comfort, charm, and convenience.

13. 2026-04-04
    listed $303,791 Active 472-char remark

    Show marketing remark (472 chars)

    Back on the market at no fault to the Seller. Nestled in beautiful Tatum Crossing, this 4-bedroom, 2.5-bath home combines style and space with thoughtful upgrades throughout. Enjoy a kitchen perfect for entertaining. Upstairs, the spacious layout includes a loft, three secondary bedrooms, and a luxurious primary suite featuring a separate garden tub and walk in shower. Welcoming front porch add curb appeal. This is the perfect blend of comfort, charm, and convenience.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 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: $27,410
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$480
• − Depreciation: −$8,870
• Taxable loss: −$9,502
• Est. tax savings @ 24.0%: +$2,281
• After-tax cash flow: $-1,830/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 · 3 photos

Good 80/100 None rehab

This 4-bedroom, 2.5-bath home in Tatum Crossing is in excellent condition with modern upgrades and a welcoming front porch. It is ready for a new owner and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Updating the kitchen backsplash — A fresh backsplash can attract more buyers.
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms are more appealing to potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to tenants.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can attract more buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms are more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to tenants. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers/tenants. ↑

ⓘ 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

• 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

+0.4% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $304,900 Zillow
• 2026-05-09 Price Changed $304,900 Hive MLS
• 2026-04-28 Listed $307,391 Zillow
• 2026-04-25 Relisted — Hive MLS
• 2026-04-25 Price Changed $307,391 Hive MLS
• 2026-04-06 Pending — Hive MLS
• 2026-04-04 Listed $303,791 Hive MLS