854 Doctor's Creek Rd NE · Ludowici, GA 31316

$272,625

3 bd · 2.0 ba · 1,527 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition 0.55 ac lot $45/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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Our Powell plan in Doctor's Creek is designed for all families. The Powell offers a ranch-style layout comprising 3 bedrooms and 2 bathrooms. The open kitchen, featuring a generous corner pantry and a spacious island, seamlessly connecting to the dining room and great room, with the option for a fireplace. Two secondary bedrooms include ample closet space and share a lavish 3-piece hall bath located near the front of the house. The primary suite includes a private en-suite and large walk-in closet. Artistic rendering(s) is for informational purposes only. Actual floor plans and inclusions may vary.

Key facts

• Spacious island
• Dining room
• Great room

Tags

• RANCH-STYLE LAYOUT
• OPEN KITCHEN
• GENEROUS CORNER PANTRY
• SPACIOUS ISLAND
• DINING ROOM
• GREAT ROOM

Property features AI

Finance

• Other: Located in the Doctors Creek subdivision
• HOA & community: Homeowners association with a $45 monthly fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic sewer; Underground utilities; Electric service
• Home design: Single-family residence; New construction; One-story; Slab foundation
• Construction: Brick construction; Asphalt roof; Home warranty included; Built as new construction
• Exterior features: Patio; Underground utilities; Shared well; Septic tank

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Entrance foyer; Kitchen island; Pantry
• Laundry & utility: Laundry room with washer hookup; Electric water heater

🏗️ New construction. The $272,625 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,892.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (18.3% below list).
• Recommended offer: $223k (18.3% 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: 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,836 (18.3% 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 44 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.80% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $278,892
• List price: $272,625
• Delta: -2.25%
• 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
707 Doctor's Creek Rd NE	0.03mi	3/2.0	1,527 (0%)	1mo	$274,830	$180	98
725 Doctor's Creek Rd NE	0.03mi	4/2.0 (+1)	1,565 (+2%)	1mo	$278,925	$178	89
555 Doctor's Creek Rd NE	0.14mi	4/2.0 (+1)	1,565 (+2%)	3mo	$277,625	$177	82
612 Doctor's Creek Rd NE	0.03mi	4/2.0 (+1)	1,620 (+6%)	2mo	$281,325	$174	81
685 Doctor's Creek Rd NE	0.03mi	3/2.0	1,380 (-10%)	2mo	$262,975	$191	81
241 NE Freshwater Ln	0.20mi	3/2.0	1,415 (-7%)	4mo	$274,900	$194	75
249 Lanier Rd	0.44mi	3/2.0	1,474 (-4%)	5mo	$274,900	$186	70
53 Freshwater Ln	0.35mi	3/2.0	1,415 (-7%)	3mo	$274,400	$194	69
263 Lanier Rd	0.40mi	3/2.0	1,415 (-7%)	3mo	$274,400	$194	67
52 Freshwater Ln	0.62mi	3/2.0	1,474 (-4%)	3mo	$285,178	$193	63
92 Freshwater Ln	0.62mi	3/2.0	1,473 (-4%)	4mo	$284,800	$193	62
74 Freshwater Ln	0.62mi	3/2.0	1,415 (-7%)	1mo	$278,000	$196	58

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: -1.5%
• Equity multiple: 0.92×
• Total profit: $-6,054
• Equity at exit: $97,517

10-year hold

• IRR: 3.4%
• Equity multiple: 1.42×
• Total profit: $32,655
• Equity at exit: $131,394

Cash invested: $78,090 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,183/yr
• Insurance: −$116
• HOA: −$45
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-212

Break-even live

Break-even rent $2,497

Max offer price $248,222

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-116	+0% $-212	+5% $-308	+10% $-405
Rent	-10% $-388	-5% $-300	+0% $-212	+5% $-124	+10% $-36
Rate	-1.0pp $-72	-0.5pp $-141	base $-212	+0.5pp $-284	+1.0pp $-358

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: $69,723
• Closing costs: $8,367
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	45d	1	0.99mi
59 Forest St NE Ludowici, GA	4.0	2.0	1800	$1,900	$1.06	45d	1	1.45mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 22 events

1. 2026-06-21
   days on market $272,625 Active 44 DOM
2. 2026-06-19
   days on market $272,625 Active 42 DOM
3. 2026-06-18
   days on market $272,625 Active 41 DOM
4. 2026-06-17
   days on market $272,625 Active 40 DOM
5. 2026-06-16
   days on market $272,625 Active 39 DOM
6. 2026-06-15
   days on market $272,625 Active 38 DOM
7. 2026-06-14
   days on market $272,625 Active 36 DOM
8. 2026-06-13
   days on market $272,625 Active 35 DOM
9. 2026-06-10
   days on market $272,625 Active 33 DOM
10. 2026-06-09
    days on market $272,625 Active 32 DOM
11. 2026-06-08
    days on market $272,625 Active 31 DOM
12. 2026-06-07
    days on market $272,625 Active 30 DOM
13. 2026-06-05
    days on market $272,625 Active 27 DOM
14. 2026-06-03
    days on market $272,625 Active 26 DOM
15. 2026-06-02
    days on market $272,625 Active 25 DOM
16. 2026-06-01
    days on market $272,625 Active 24 DOM
17. 2026-05-31
    days on market $272,625 Active 23 DOM
18. 2026-05-30
    days on market $272,625 Active 22 DOM
19. 2026-05-12
    price $272,625 605-char remark

    Show marketing remark (605 chars)

    Our Powell plan in Doctor's Creek is designed for all families. The Powell offers a ranch-style layout comprising 3 bedrooms and 2 bathrooms. The open kitchen, featuring a generous corner pantry and a spacious island, seamlessly connecting to the dining room and great room, with the option for a fireplace. Two secondary bedrooms include ample closet space and share a lavish 3-piece hall bath located near the front of the house. The primary suite includes a private en-suite and large walk-in closet. Artistic rendering(s) is for informational purposes only. Actual floor plans and inclusions may vary.

20. 2026-05-11
    price $272,625 605-char remark
21. 2026-05-08
    listed $272,475 Active 605-char remark

    Show marketing remark (605 chars)

    Our Powell plan in Doctor's Creek is designed for all families. The Powell offers a ranch-style layout comprising 3 bedrooms and 2 bathrooms. The open kitchen, featuring a generous corner pantry and a spacious island, seamlessly connecting to the dining room and great room, with the option for a fireplace. Two secondary bedrooms include ample closet space and share a lavish 3-piece hall bath located near the front of the house. The primary suite includes a private en-suite and large walk-in closet. Artistic rendering(s) is for informational purposes only. Actual floor plans and inclusions may vary.

22. 2026-05-08
    listed $272,475 Active 605-char remark

    Show marketing remark (605 chars)

    Our Powell plan in Doctor's Creek is designed for all families. The Powell offers a ranch-style layout comprising 3 bedrooms and 2 bathrooms. The open kitchen, featuring a generous corner pantry and a spacious island, seamlessly connecting to the dining room and great room, with the option for a fireplace. Two secondary bedrooms include ample closet space and share a lavish 3-piece hall bath located near the front of the house. The primary suite includes a private en-suite and large walk-in closet. Artistic rendering(s) is for informational purposes only. Actual floor plans and inclusions may vary.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 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: $26,740
• − Mortgage interest: −$15,622
• − Property taxes: −$4,183
• − Insurance: −$1,394
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$540
• − Depreciation: −$8,113
• Taxable loss: −$7,392
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-770/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 · 2 photos

Good 80/100 None rehab

This single-family home in Ludowici, GA is in good condition with no major repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal and home value.
• Rental Clean and maintain gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint enhances curb appeal and home value. ↑
• Rental Clean and maintain gutters — Clean gutters improve drainage and reduce maintenance costs for 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

+0.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $272,625 HABR
• 2026-05-11 Price Changed $272,625 Hive MLS
• 2026-05-08 Listed $272,475 Hive MLS
• 2026-05-08 Listed $272,475 HABR