lot 41 Griffin Rd · Ludowici, GA 31316

$199,941

4 bd · 2.0 ba · 1,524 sqft · SingleFamily · 73 Days on market

Built 2026 Good condition 0.33 ac lot $131/sqft · 28% below area Est $279k · 28% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks

LOT 41 SITS ON ABOUT HALF AN ACRE!!! F!Don't miss out on this Charming NEW 4 bedroom / 2-bathroom 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. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Grass Seed has been planted. Homes qualify for FHA and VA loans with a permanent foundation.

Key facts

• 0.33 acre lot
• Built 2026
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 478 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 35% 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 $4k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($188k) 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.

Recommended offer $187,944 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $278,703
• List price: $199,941
• Delta: -28.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9955 Tibet Highway Hwy SE	0.10mi	4/2.0	1,565 (+3%)	23mo	$266,475	$170	71
9997 Tibet Highway Hwy SE	0.10mi	4/2.0	1,620 (+6%)	22mo	$275,975	$170	66
9201 Tibet Hwy	0.10mi	3/2.0 (-1)	1,477 (-3%)	23mo	$275,000	$186	66
9851 Tibet Highway Hwy SE	0.10mi	4/2.0	1,653 (+8%)	21mo	$285,000	$172	64
10009 Tibet Highway Hwy SE	0.10mi	4/2.0	1,653 (+8%)	23mo	$277,325	$168	62
9955 Tibet Hwy SE	0.37mi	4/2.0	1,565 (+3%)	23mo	$266,475	$170	59
9997 Tibet Hwy SE	0.33mi	4/2.0	1,620 (+6%)	22mo	$275,975	$170	56
10009 Tibet Hwy SE	0.31mi	4/2.0	1,653 (+8%)	23mo	$277,325	$168	52
9851 Tibet Hwy SE	0.48mi	4/2.0	1,653 (+8%)	21mo	$285,000	$172	46

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: 8.9%
• Equity multiple: 1.46×
• Total profit: $25,657
• Equity at exit: $69,911

10-year hold

• IRR: 12.8%
• Equity multiple: 2.57×
• Total profit: $88,125
• Equity at exit: $94,198

Cash invested: $55,983 (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 →

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Median asking: $199,958 ($138/sqft)
• Median days on market: 120 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +32.6% above current asking $/sqft

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

ZIP-level market 31316

• Home prices YoY: 0.6%
• Active inventory: 478
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $2,999/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $319

Break-even live

Break-even rent $1,749

Max offer price $199,941

Occupancy floor 80%

Sensitivity live

Price	-10% $457	-5% $388	+0% $319	+5% $250	+10% $181
Rent	-10% $149	-5% $234	+0% $319	+5% $404	+10% $489
Rate	-1.0pp $420	-0.5pp $370	base $319	+0.5pp $267	+1.0pp $215

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: $49,985
• Closing costs: $5,998
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	93d	1	0.57mi

Property features AI

Finance

• Other: Listing broker: Seaside Realty ServicesListing agent: Justin Webb

Exterior

• Parking: No parking
• Utilities: Public waterSeptic tank
• Home design: Manufactured houseResidential single-family propertyUnder construction
• Construction: Vinyl siding
• Exterior features: No exterior features listedNo fencingShingle roofLot fronts a highwayLot features: OtherApproximately 0.33 acre lot

Interior

• Kitchen: Electric ovenMicrowaveRefrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heaterNo fireplaceCrawl space basement6 total rooms

Listing history 50 events

1. 2026-07-18
   pricedays on market $199,941 Active 73 DOM
2. 2026-07-16
   pricedays on market $199,942 Active 71 DOM
3. 2026-07-16
   pricedays on market $199,943 Active 70 DOM
4. 2026-07-14
   pricedays on market $199,944 Active 69 DOM
5. 2026-07-14
   price $199,945 Active 68 DOM
6. 2026-07-13
   days on market $199,946 Active 68 DOM
7. 2026-07-12
   days on market $199,946 Active 67 DOM
8. 2026-07-11
   pricedays on market $199,946 Active 66 DOM
9. 2026-07-10
   days on market $199,947 Active 65 DOM
10. 2026-07-10
    price $199,947 Active 64 DOM
11. 2026-07-09
    pricedays on market $199,948 Active 64 DOM
12. 2026-07-08
    pricedays on market $199,950 Active 63 DOM
13. 2026-07-07
    days on market $199,951 Active 62 DOM
14. 2026-07-07
    price $199,951 Active 61 DOM
15. 2026-07-06
    days on market $199,952 Active 61 DOM
16. 2026-07-05
    days on market $199,952 Active 60 DOM
17. 2026-07-04
    days on market $199,952 Active 59 DOM
18. 2026-07-03
    days on market $199,952 Active 58 DOM
19. 2026-07-02
    days on market $199,952 Active 57 DOM
20. 2026-07-01
    days on market $199,952 Active 56 DOM
21. 2026-06-30
    days on market $199,952 Active 55 DOM
22. 2026-06-29
    days on market $199,952 Active 54 DOM
23. 2026-06-28
    days on market $199,952 Active 53 DOM
24. 2026-06-28
    days on market $199,952 Active 52 DOM
25. 2026-06-27
    days on market $199,952 Active 51 DOM
26. 2026-06-26
    pricedays on market $199,952 Active 50 DOM
27. 2026-06-23
    days on market $199,953 Active 47 DOM
28. 2026-06-21
    days on market $199,953 Active 46 DOM
29. 2026-06-19
    days on market $199,953 Active 44 DOM
30. 2026-06-18
    days on market $199,953 Active 43 DOM
31. 2026-06-17
    days on market $199,953 Active 42 DOM
32. 2026-06-16
    days on market $199,953 Active 41 DOM
33. 2026-06-15
    days on market $199,953 Active 40 DOM
34. 2026-06-14
    days on market $199,953 Active 38 DOM
35. 2026-06-13
    pricedays on market $199,953 Active 37 DOM
36. 2026-06-10
    pricedays on market $199,954 Active 35 DOM
37. 2026-06-09
    days on market $199,955 Active 34 DOM
38. 2026-06-08
    days on market $199,955 Active 33 DOM
39. 2026-06-07
    pricedays on market $199,955 Active 32 DOM
40. 2026-06-05
    pricedays on market $199,956 Active 29 DOM
41. 2026-06-03
    days on market $199,957 Active 28 DOM
42. 2026-06-03
    price $199,957 Active 27 DOM
43. 2026-06-02
    days on market $199,958 Active 27 DOM
44. 2026-06-01
    days on market $199,958 Active 26 DOM
45. 2026-05-31
    days on market $199,958 Active 25 DOM
46. 2026-05-30
    days on market $199,958 Active 24 DOM
47. 2026-05-18
    price $199,961 554-char remark
48. 2026-05-15
    price $199,962 554-char remark
49. 2026-05-14
    price $199,963 554-char remark
50. 2026-05-13
    price $199,964 554-char remark

ⓘ 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: $25,837
• − Mortgage interest: −$11,200
• − Property taxes: −$2,999
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$5,816
• Taxable income: $688
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $3,665/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 None rehab

This charming new home is move-in ready with a modern design and excellent condition. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Install new window treatments — Improves aesthetics and energy efficiency ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mcclelland Elementary School F GA #728/1,228 Nat'l #29,575/41,679 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

• County: Long County · 24,669 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: 9% 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: 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%

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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: ▲ 1.16%
• Current HPI: 195.2978
• Rent YoY: —
• Metro: Hinesville, GA
• 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 broker: Seaside Realty ServicesListing agent: Justin Webb

Exterior

• Parking: No parking
• Utilities: Public waterSeptic tank
• Home design: Manufactured houseResidential single-family propertyUnder construction
• Construction: Vinyl siding
• Exterior features: No exterior features listedNo fencingShingle roofLot fronts a highwayLot features: OtherApproximately 0.33 acre lot

Interior

• Kitchen: Electric ovenMicrowaveRefrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heaterNo fireplaceCrawl space basement6 total rooms

Price history

-0.0% since first listed

17 events — show timeline

• 2026-06-11 Price Changed $199,953 HABR
• 2026-06-10 Price Changed $199,954 HABR
• 2026-06-05 Price Changed $199,955 HABR
• 2026-06-03 Price Changed $199,956 HABR
• 2026-06-02 Price Changed $199,957 HABR
• 2026-05-29 Price Changed $199,958 HABR
• 2026-05-27 Price Changed $199,959 HABR
• 2026-05-26 Relisted — HABR
• 2026-05-26 Price Changed $199,960 HABR
• 2026-05-21 Delisted — HABR
• 2026-05-18 Price Changed $199,961 HABR
• 2026-05-15 Price Changed $199,962 HABR
• 2026-05-14 Price Changed $199,963 HABR
• 2026-05-13 Price Changed $199,964 HABR
• 2026-05-05 Price Changed $199,965 HABR
• 2026-05-04 Price Changed $199,966 HABR
• 2026-03-10 Listed $199,967 HABR