Is 5915 Rye Patch Rd in Ludowici, GA a good investment?

CashFlowRE grades it C with a 6.9% cap rate and $101/mo modeled cash flow at a $209,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 5915 Rye Patch Rd?

The modeled cap rate is 6.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,952/month, from CashFlowRE's rent model.

C Composite 59.24

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 +15.9/30.0
ARV discount +15.0/15.0
Appreciation +5.6/10.0
DSCR +4.9/10.0
Condition / age +4.8/5.0
1% rule +4.3/10.0
Livability +3.6/5.0
Schools +2.7/10.0
Rent growth +2.5/5.0

$209,900

5915 Rye Patch Rd · Ludowici, GA 31316

3 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 79 Days on market

Built 2023 Excellent condition 0.50 ac lot Garage $157/sqft · 19% below area Est $258k · 19% under ↓ 12% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $101 ($1k/yr) — positive.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (7.0% below list).
Recommended offer: $195k (7.0% below list) — sets the bar for 1% rule.
Cap rate 6.9% vs local median 5.3% in Ludowici — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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); 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; 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 ($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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.
By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 79 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
3 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,182 (7.0% below list)

Questions for the listing agent

It's been on market 79 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.93% ✗
Cap rate: 6.87%
Cash-on-cash: 2.07%
DSCR: 1.09
GRM: 9.0

CMA / ARV

ARV (median comp): $257,649
List price: $209,900
Delta: -10.90%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Huntington Dr NE	0.48mi	3/2.0	1,306 (-2%)	2mo	$258,490	$198	73
217 Bobwhite Trl NE	0.34mi	3/2.0	1,521 (+14%)	20mo	$264,900	$174	44
293 Bobwhite Trl NE	0.38mi	4/2.0 (+1)	1,565 (+17%)	15mo	$290,000	$185	40
54 Labrador Ln NE	0.39mi	4/2.0 (+1)	1,565 (+17%)	19mo	$268,000	$171	36
135 Pecan Dr NE	1.03mi	4/2.0 (+1)	1,458 (+9%)	14mo	$276,000	$189	33
35 Setter Ct NE	0.59mi	3/2.0	1,521 (+14%)	21mo	$255,000	$168	32
176 Pecan Dr NE	1.02mi	3/2.0	1,586 (+19%)	16mo	$275,000	$173	26
222 Setter Ct NE	0.68mi	4/2.0 (+1)	1,588 (+19%)	24mo	$270,000	$170	19

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: 4.0%
Equity multiple: 1.20×
Total profit: $12,044
Equity at exit: $73,393

10-year hold

IRR: 8.3%
Equity multiple: 2.03×
Total profit: $60,345
Equity at exit: $98,890

Cash invested: $58,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 1 active · 2 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $284,900 ($172/sqft)
Median days on market: 31 d
This list price: lowest-priced of the active set
ARV vs active asking: +12.4% 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: 9.0×

Monthly cashflow live

Estimated rent: $1,952 medium interval (Pro) →
Mortgage (P&I): −$1,101
Tax from tax record: −$252 /mo · $3,027/yr
Insurance: −$87
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$410
Net cashflow: $101

Break-even live

Break-even rent $1,823

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $220	-5% $161	+0% $101	+5% $42	+10% $-17
Rent	-10% $-53	-5% $24	+0% $101	+5% $179	+10% $256
Rate	-1.0pp $207	-0.5pp $155	base $101	+0.5pp $47	+1.0pp $-8

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: $52,475
Closing costs: $6,297
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other: Property type listed as residentialProperty subtype: single family residenceLocated at 5915 Rye Patch Rd, Ludowici, GA 31316
HOA & community: No homeowners association

Exterior

Parking: Garage
Utilities: Well waterSeptic tankElectricity available
Home design: Single-family residenceHouseOne storyResale property
Construction: Built in 2023Vinyl siding constructionSlab foundationOther roof
Exterior features: Vinyl sidingOther roof typeSlab foundationLot is approximately 0.5 acreNo special lot features listed

Interior

Kitchen: DishwasherMicrowave
Bedrooms: 3 bedrooms (all on the main level)
Flooring: CarpetLaminate
Bathrooms: 2 full bathrooms (both on the main level)
Heating & cooling: Central heatingCentral air conditioning
Interior features: Double vanityGame room
Laundry & utility: Mud room / laundry area

Listing history 50 events

2026-08-08

days on market $209,900 Active 79 DOM
2026-08-07

days on market $209,900 Active 78 DOM
2026-08-06

days on market $209,900 Active 77 DOM
2026-08-05

days on market $209,900 Active 76 DOM
2026-08-04

days on market $209,900 Active 75 DOM
2026-08-03

days on market $209,900 Active 74 DOM
2026-07-31

days on market $209,900 Active 71 DOM
2026-07-30

days on market $209,900 Active 70 DOM
2026-07-29

days on market $209,900 Active 69 DOM
2026-07-27

days on market $209,900 Active 67 DOM
2026-07-25

days on market $209,900 Active 65 DOM
2026-07-24

days on market $209,900 Active 64 DOM
2026-07-23

days on market $209,900 Active 63 DOM
2026-07-22

days on market $209,900 Active 62 DOM
2026-07-21

days on market $209,900 Active 61 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.
2026-07-18

days on market $209,900 Active 58 DOM
2026-07-16

days on market $209,900 Active 56 DOM
2026-07-16

days on market $209,900 Active 55 DOM
2026-07-14

days on market $209,900 Active 54 DOM
2026-07-13

days on market $209,900 Active 53 DOM
2026-07-12

days on market $209,900 Active 52 DOM
2026-07-11

days on market $209,900 Active 51 DOM
2026-07-10

statusdays on market $209,900 Active 50 DOM
2026-07-09

days on market $209,900 Price Change 49 DOM
2026-07-08

days on market $209,900 Price Change 48 DOM
2026-07-07

pricestatus $209,900 Price Change 47 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.
2026-07-07

days on market $229,575 Active 47 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.
2026-07-06

days on market $229,575 Active 46 DOM
2026-07-05

days on market $229,575 Active 45 DOM
2026-07-04

days on market $229,575 Active 44 DOM
2026-07-03

days on market $229,575 Active 43 DOM
2026-07-02

days on market $229,575 Active 42 DOM
2026-07-01

days on market $229,575 Active 41 DOM
2026-06-30

days on market $229,575 Active 40 DOM
2026-06-29

days on market $229,575 Active 39 DOM
2026-06-28

days on market $229,575 Active 38 DOM
2026-06-28

days on market $229,575 Active 37 DOM
2026-06-27

days on market $229,575 Active 36 DOM
2026-06-26

days on market $229,575 Active 35 DOM
2026-06-23

days on market $229,575 Active 32 DOM
2026-06-21

days on market $229,575 Active 31 DOM
2026-06-19

days on market $229,575 Active 29 DOM
2026-06-18

days on market $229,575 Active 28 DOM
2026-06-17

days on market $229,575 Active 27 DOM
2026-06-16

days on market $229,575 Active 26 DOM
2026-06-15

days on market $229,575 Active 25 DOM
2026-06-14

days on market $229,575 Active 23 DOM
2026-06-13

days on market $229,575 Active 22 DOM
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.
2026-06-09

days on market $229,575 Active 19 DOM

ⓘ 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.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $23,422
− Mortgage interest: −$11,758
− Property taxes: −$3,027
− Insurance: −$1,050
− Repairs & maintenance: −$1,874
− Management: −$1,874
− Depreciation: −$6,106
Taxable loss: −$2,266

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$544
After-tax cash flow: $1,762/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 ↑

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

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

-12.1% since first listed

11 events — show timeline

2026-07-21 Pending — HABR
2026-07-07 Price Changed $209,900 HABR
2026-07-07 Price Changed $209,900 GAMLS
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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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