157 Teal Trl NE · Ludowici, GA 31316

$289,900

4 bd · 2.5 ba · 1,786 sqft · SingleFamily · 125 Days on market

Built 2026 Good condition 1.23 ac lot $162/sqft · at area comps Est $289k · 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).

• Cash flow +8.8/30.0
• ARV discount +7.3/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.3/10.0

Listing remarks MLS

This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

Key facts

• Primary bathroom
• Laundry room
• Double vanities

Tags

• WALK-IN PANTRY
• COVERED BACK PORCH
• LAUNDRY ROOM
• LOFT AREA
• PRIMARY BATHROOM
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (21.2% below list).
• Recommended offer: $228k (21.2% 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: 412 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 $5k 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 6, 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 125 days — a 12% lower offer ($255k) 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.

Recommended offer $228,452 (21.2% 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 125 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (median comp): $288,842
• List price: $289,900
• Delta: 0.37%
• 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
179 Teal Trl NE	0.02mi	4/2.0	1,783 (-0%)	2mo	$284,900	$160	96
149 Palmetto Way NE	0.19mi	4/2.5	1,806 (+1%)	11mo	$286,900	$159	80
81 Palmetto Way NE	0.24mi	4/2.0	1,783 (-0%)	11mo	$289,880	$163	77
779 Palmer Rd NE	0.30mi	4/2.5	1,772 (-1%)	16mo	$284,500	$161	71
939 Palmer Rd NE	0.34mi	3/2.0 (-1)	1,786 (0%)	12mo	$282,900	$158	68
705 Palmer Rd NE	0.32mi	4/2.5	1,772 (-1%)	20mo	$266,476	$150	68
345 Palmetto Way NE	0.23mi	3/2.0 (-1)	2,017 (+13%)	4mo	$309,614	$154	57
395 Palmetto Way NE	0.22mi	3/2.0 (-1)	1,548 (-13%)	9mo	$275,618	$178	53
251 Palmetto Way NE	0.18mi	3/2.0 (-1)	1,548 (-13%)	11mo	$273,400	$177	53
130 Palmetto Way NE	0.19mi	3/2.0 (-1)	1,548 (-13%)	14mo	$260,623	$168	50
784 Palmer Rd NE	0.37mi	3/2.0 (-1)	1,548 (-13%)	20mo	$263,252	$170	37
225 Woolard Way NE	0.57mi	3/2.0 (-1)	1,556 (-13%)	22mo	$260,000	$167	26

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: -1.8%
• Equity multiple: 0.91×
• Total profit: $-7,466
• Equity at exit: $101,366

10-year hold

• IRR: 3.1%
• Equity multiple: 1.39×
• Total profit: $31,400
• Equity at exit: $136,580

Cash invested: $81,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$40
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-239

Break-even live

Break-even rent $2,587

Max offer price $255,365

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-138	+0% $-239	+5% $-339	+10% $-439
Rent	-10% $-419	-5% $-329	+0% $-239	+5% $-148	+10% $-58
Rate	-1.0pp $-93	-0.5pp $-165	base $-239	+0.5pp $-314	+1.0pp $-390

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: $72,475
• Closing costs: $8,697
• 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	45d	1	0.72mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: security

Listing history 10 events

1. 2026-04-06
   price $289,900 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

2. 2026-04-04
   price $289,900 943-char remark

   Show marketing remark (943 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the family room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan — ideal for relaxing or hosting guests. Upstairs, you’ll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, walk-in shower and ample closet/linen space. Fully irrigated home with entry-gutters.

3. 2026-03-18
   price $294,399 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

4. 2026-03-17
   price $295,984 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

5. 2026-01-29
   status Active 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

6. 2026-01-29
   historical 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

7. 2026-01-24
   price $294,399 943-char remark

   Show marketing remark (943 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the family room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan — ideal for relaxing or hosting guests. Upstairs, you’ll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, walk-in shower and ample closet/linen space. Fully irrigated home with entry-gutters.

8. 2026-01-23
   price $294,399 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

9. 2026-01-17
   listed $291,399 Active 941-char remark

   Show marketing remark (941 chars)

   This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the great room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan, ideal for relaxing or hosting guests. Upstairs, youll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, a walk-in shower, and ample closet/linen space. This is a fully irrigated home with entry-gutters.

10. 2026-01-16
    listed $291,399 Active 943-char remark

    Show marketing remark (943 chars)

    This stunning two-story home offers the perfect blend of style, functionality, and space. Situated on a spacious 1.23-acre homesite, you'll have plenty of room for outdoor activities, privacy, and more. The moment you step inside, you'll be greeted by a versatile flex space sit for a formal dining room or any space that fits your needs. Enjoy a beautifully designed kitchen complete with a walk-in pantry for ultimate organization. The open layout seamlessly flows into the family room, perfect for both everyday living and entertaining. Covered back porch with ceiling fan — ideal for relaxing or hosting guests. Upstairs, you’ll find a convenient laundry room near the three spare bedrooms, as well as a loft area that can be used in a variety of ways. The primary bedroom features a luxurious primary bathroom complete with double vanities, walk-in shower and ample closet/linen space. Fully irrigated home with entry-gutters.

ⓘ 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: $27,414
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$480
• − Depreciation: −$8,433
• Taxable loss: −$7,922
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $-963/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 · 1 photo

Good 80/100 Cosmetic rehab

This two-story home is in good condition with a clean exterior and well-maintained interior. It offers a good starting point for potential buyers or renters, with minor cosmetic improvements that could significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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

-0.5% since first listed

10 events — show timeline

• 2026-04-06 Price Changed $289,900 Zillow
• 2026-04-04 Price Changed $289,900 Hive MLS
• 2026-03-18 Price Changed $294,399 Zillow
• 2026-03-17 Price Changed $295,984 Zillow
• 2026-01-29 Relisted — Zillow
• 2026-01-29 Delisted — Zillow
• 2026-01-24 Price Changed $294,399 Hive MLS
• 2026-01-23 Price Changed $294,399 Zillow
• 2026-01-17 Listed $291,399 Zillow
• 2026-01-16 Listed $291,399 Hive MLS