5915 Rye Patch Rd · Gumbranch, GA 31316

$229,575

3 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 29 Days on market

Built 2023 Excellent condition 0.50 ac lot $172/sqft · 11% below area Est $258k · 11% under ↓ 8% since listing

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Why this score? — see what drove the C- 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 +13.2/30.0
• ARV discount +12.4/15.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Adorable 3-year-old home situated on a large lot conveniently located close to shopping, schools, dining, and Fort Stewart Army Base. This move-in ready property offers an open and functional layout, and plenty of outdoor space to enjoy. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, lead based paint potentially exists. EM must be made out to the Closing Attorney. Property is being "SOLD AS IS". No Seller's Disclosure on file.

Key facts

• Close to schools
• Large lot
• Close to dining

Tags

• LARGE LOT
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO DINING
• OPEN AND FUNCTIONAL LAYOUT
• PLENTY OF OUTDOOR SPACE

Property features AI

Finance

• Other: Property type listed as residential; Property subtype: single family residence; Located at 5915 Rye Patch Rd, Ludowici, GA 31316
• HOA & community: No homeowners association

Exterior

• Parking: Garage
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; House; One story; Resale property
• Construction: Built in 2023; Vinyl siding construction; Slab foundation; Other roof
• Exterior features: Vinyl siding; Other roof type; Slab foundation; Lot is approximately 0.5 acre; No special lot features listed

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Game room
• Laundry & utility: Mud room / laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (14.6% below list).
• Recommended offer: $196k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime 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: Mcclelland Elementary School (math 27% / reading 25%, grade F, #728 of 1,228 statewide, top 60%, 931 students, 72% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL).
• Market conditions: 409 active listings in the ZIP; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 ($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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, 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 29 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $196,036 (14.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (median comp): $257,649
• List price: $229,575
• Delta: -10.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Huntington Dr NE	0.47mi	3/2.0	1,306 (-2%)	0mo	$258,490	$198	74
217 Bobwhite Trl NE	0.34mi	3/2.0	1,521 (+14%)	18mo	$264,900	$174	46
35 Setter Ct NE	0.58mi	3/2.0	1,521 (+14%)	20mo	$255,000	$168	34

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: 1.09×
• Total profit: $5,886
• Equity at exit: $80,273

10-year hold

• IRR: 6.3%
• Equity multiple: 1.78×
• Total profit: $50,225
• Equity at exit: $108,159

Cash invested: $64,281 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$252 /mo · $3,027/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-3

Break-even live

Break-even rent $1,964

Max offer price $229,019

Occupancy floor 95%

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: $57,394
• Closing costs: $6,887
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $229,575 Active 29 DOM
2. 2026-06-18
   days on market $229,575 Active 28 DOM
3. 2026-06-17
   days on market $229,575 Active 27 DOM
4. 2026-06-16
   days on market $229,575 Active 26 DOM
5. 2026-06-15
   days on market $229,575 Active 25 DOM
6. 2026-06-14
   days on market $229,575 Active 23 DOM
7. 2026-06-13
   days on market $229,575 Active 22 DOM
8. 2026-06-10
   days on market $229,575 Active 20 DOM

   Show marketing remark (643 chars)

   Adorable 3-year-old home situated on a large lot conveniently located close to shopping, schools, dining, and Fort Stewart Army Base. This move-in ready property offers an open and functional layout, and plenty of outdoor space to enjoy. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, lead based paint potentially exists. EM must be made out to the Closing Attorney. Property is being "SOLD AS IS". No Seller's Disclosure on file.

9. 2026-06-09
   days on market $229,575 Active 19 DOM
10. 2026-06-08
    days on market $229,575 Active 18 DOM
11. 2026-06-07
    days on market $229,575 Active 17 DOM
12. 2026-06-05
    statusdays on market $229,575 Active 14 DOM
13. 2026-06-03
    days on market $229,575 New 13 DOM
14. 2026-06-02
    days on market $229,575 New 12 DOM
15. 2026-06-01
    days on market $229,575 New 11 DOM
16. 2026-05-31
    days on market $229,575 New 10 DOM
17. 2026-05-30
    days on market $229,575 New 9 DOM
18. 2026-05-05
    listed $229,575 Active 643-char remark

    Show marketing remark (643 chars)

    Adorable 3-year-old home situated on a large lot conveniently located close to shopping, schools, dining, and Fort Stewart Army Base. This move-in ready property offers an open and functional layout, and plenty of outdoor space to enjoy. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, lead based paint potentially exists. EM must be made out to the Closing Attorney. Property is being "SOLD AS IS". No Seller's Disclosure on file.

19. 2023-09-11
    status Pending 622-char remark

    Show marketing remark (622 chars)

    Qualifies for the "Bunny Money" Promotion! Ask your agent how you can get up to $10,000 in closing costs or upgrades! New Construction Estimated Completion Mid August in Ludowici, Georgia! This build features the "Molly" Floor Plan. A three bedroom and two full bath single story floor plan with an open concept kitchen, living room, and dining area. The kitchen offers an island, stainless steel appliances (microwave range, stove, oven, and dishwasher included), quartz tops in kitchen only, ceramic tile backsplash and a walk-in pantry for extra storage! All located on . 32 of an acre with NO HOA!

20. 2023-09-07
    soldstatus $240,250 Closed 622-char remark

    Show marketing remark (622 chars)

    Qualifies for the "Bunny Money" Promotion! Ask your agent how you can get up to $10,000 in closing costs or upgrades! New Construction Estimated Completion Mid August in Ludowici, Georgia! This build features the "Molly" Floor Plan. A three bedroom and two full bath single story floor plan with an open concept kitchen, living room, and dining area. The kitchen offers an island, stainless steel appliances (microwave range, stove, oven, and dishwasher included), quartz tops in kitchen only, ceramic tile backsplash and a walk-in pantry for extra storage! All located on . 32 of an acre with NO HOA!

21. 2023-08-31
    soldstatus $240,250
22. 2023-06-29
    historical Active Under Contract 622-char remark

    Show marketing remark (622 chars)

    Qualifies for the "Bunny Money" Promotion! Ask your agent how you can get up to $10,000 in closing costs or upgrades! New Construction Estimated Completion Mid August in Ludowici, Georgia! This build features the "Molly" Floor Plan. A three bedroom and two full bath single story floor plan with an open concept kitchen, living room, and dining area. The kitchen offers an island, stainless steel appliances (microwave range, stove, oven, and dishwasher included), quartz tops in kitchen only, ceramic tile backsplash and a walk-in pantry for extra storage! All located on . 32 of an acre with NO HOA!

23. 2023-03-02
    listed $238,750 Active 622-char remark

    Show marketing remark (622 chars)

    Qualifies for the "Bunny Money" Promotion! Ask your agent how you can get up to $10,000 in closing costs or upgrades! New Construction Estimated Completion Mid August in Ludowici, Georgia! This build features the "Molly" Floor Plan. A three bedroom and two full bath single story floor plan with an open concept kitchen, living room, and dining area. The kitchen offers an island, stainless steel appliances (microwave range, stove, oven, and dishwasher included), quartz tops in kitchen only, ceramic tile backsplash and a walk-in pantry for extra storage! All located on . 32 of an acre with NO HOA!

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,027 · $252/mo
• Projected year-2 tax: $3,027 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,524
• − Mortgage interest: −$12,860
• − Property taxes: −$3,027
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$6,679
• Taxable loss: −$3,953
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $911/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

Excellent 95/100 None rehab

This move-in ready home is in excellent condition with modern finishes and a spacious layout. It offers a great opportunity for a buyer looking for a turnkey property.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers
• Both Add landscaping around the front porch — Landscaping can improve curb appeal and add value to the property

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑
• Both Add landscaping around the front porch — Landscaping can improve curb appeal and add value to the property ↑

ⓘ 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 — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• 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

-7.9% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $219,900 HABR
• 2026-05-05 Listed $229,575 GAMLS
• 2026-05-05 Listed $229,575 HABR
• 2023-09-11 Pending — HABR
• 2023-09-07 Sold (MLS) $240,250 HABR
• 2023-08-31 Sold (Public Records) $240,250 Public Records
• 2023-06-29 Contingent — HABR
• 2023-03-02 Listed $238,750 HABR

Property tax history

+103.4%/yr

Latest (2025): $3,027 · +18.9% YoY. Source: county tax records.