178 E Church St · Ludowici, GA 31316

$155,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 18 Days on market

Built 1945 0.28 ac lot $102/sqft · 34% below area Est $234k · 34% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Beautiful refinished home located in the heart of Ludowici City limits. Located just a block from the public library and city park/gazebo. Just a short walking distance to local shops. Home features a large corner lot with a lot of privacy. Screened in side porch perfect for that morning coffee. Living room with large windows and a fireplace. 3 Large bedrooms, and one perfect for an office or a child's room. Brand new cabinetry, stainless steel appliances, and brand new carpet throughout. Master bath has a custom tiled shower. Seller is a licensed Realtor in GA.

Key facts

• Versatile flex space
• Modern appliances
• Functional layout

Tags

• OVER-QUARTER-ACRE CORNER LOT
• MODERN APPLIANCES
• FUNCTIONAL LAYOUT
• FLEXIBLE LIVING SPACE
• VERSATILE FLEX SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; 220 volt electrical service; Cable available
• Home design: Single-family residence; One story
• Construction: Asbestos, Masonite and other exterior materials; Pillar/post/pier foundation; Metal roof; Built with other/unspecified construction materials
• Exterior features: Front porch with screened area; Wood fencing; Corner lot; Has a view; Other outbuilding/structure

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative fireplace in the living room; Has central heating and central electric cooling
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 5.4% 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: 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: 409 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 38% 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 $3k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.82%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $233,650
• List price: $155,000
• Delta: -33.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 SW Oak Ridge Cemetery Rd SW	0.57mi	3/2.0	1,473 (-4%)	8mo	$285,000	$193	61
177 Palmetto Way NE	0.39mi	3/2.5	1,369 (-10%)	8mo	$242,900	$177	56
633 S Macon St	0.51mi	4/2.0 (+1)	1,570 (+3%)	13mo	$255,000	$162	56
183 Franklin Tree Dr NE	0.58mi	3/2.0	1,544 (+1%)	19mo	$253,300	$164	55
72 Franklin Tree Dr NE	0.57mi	3/2.0	1,544 (+1%)	20mo	$252,400	$163	55
55 Union St	0.35mi	4/3.0 (+1)	1,472 (-4%)	18mo	$250,000	$170	54
70 Harmonees Way	0.70mi	4/2.0 (+1)	1,501 (-2%)	9mo	$247,000	$165	52
60 Oak Ridge Cemetery Rd	0.56mi	3/2.0	1,300 (-15%)	14mo	$227,000	$175	38
121 Franklin Tree Dr NE	0.58mi	3/2.5	1,691 (+11%)	18mo	$273,900	$162	38
371 Cutters Gap SE	0.63mi	3/2.0	1,300 (-15%)	12mo	$225,000	$173	36
85 Franklin Tree Dr NE	0.57mi	4/2.0 (+1)	1,682 (+10%)	18mo	$270,400	$161	36
186 Franklin Tree Drive Dr NE	0.66mi	4/2.0 (+1)	1,675 (+10%)	16mo	$268,700	$160	35

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: 26.3%
• Equity multiple: 2.36×
• Total profit: $58,951
• Equity at exit: $54,197

10-year hold

• IRR: 28.8%
• Equity multiple: 4.51×
• Total profit: $152,522
• Equity at exit: $73,025

Cash invested: $43,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $861

Break-even live

Break-even rent $1,255

Max offer price $155,000

Occupancy floor 58%

Sensitivity live

Price	-10% $949	-5% $905	+0% $861	+5% $817	+10% $774
Rent	-10% $676	-5% $769	+0% $861	+5% $954	+10% $1,047
Rate	-1.0pp $939	-0.5pp $901	base $861	+0.5pp $821	+1.0pp $780

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	44d	1	0.58mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	44d	1	0.94mi

Listing history 10 events

1. 2026-05-31
   days on market $155,000 Active 18 DOM
2. 2026-05-30
   days on market $155,000 Active 17 DOM
3. 2026-05-07
   listed $180,000 Active 728-char remark
4. 2022-11-18
   soldstatus $169,997
5. 2022-11-14
   soldstatus $169,997 568-char remark

   Show marketing remark (568 chars)

   Beautiful refinished home located in the heart of Ludowici City limits. Located just a block from the public library and city park/gazebo. Just a short walking distance to local shops. Home features a large corner lot with a lot of privacy. Screened in side porch perfect for that morning coffee. Living room with large windows and a fireplace. 3 Large bedrooms, and one perfect for an office or a child's room. Brand new cabinetry, stainless steel appliances, and brand new carpet throughout. Master bath has a custom tiled shower. Seller is a licensed Realtor in GA.

6. 2022-08-23
   listed $169,997 568-char remark

   Show marketing remark (568 chars)

   Beautiful refinished home located in the heart of Ludowici City limits. Located just a block from the public library and city park/gazebo. Just a short walking distance to local shops. Home features a large corner lot with a lot of privacy. Screened in side porch perfect for that morning coffee. Living room with large windows and a fireplace. 3 Large bedrooms, and one perfect for an office or a child's room. Brand new cabinetry, stainless steel appliances, and brand new carpet throughout. Master bath has a custom tiled shower. Seller is a licensed Realtor in GA.

7. 2022-06-13
   soldstatus $85,000
8. 2022-06-10
   soldstatus $85,000

   Show marketing remark (246 chars)

   A beautiful 3 bedroom 2 bath nestled in Ludowici with no HOA! The home offers a separate laundry room, formal dining room, and a screened porch that looks over the mature trees on the acre lot. Come check it out, seller is selling the home as is.

9. 2022-05-04
   listed $115,000

   Show marketing remark (246 chars)

   A beautiful 3 bedroom 2 bath nestled in Ludowici with no HOA! The home offers a separate laundry room, formal dining room, and a screened porch that looks over the mature trees on the acre lot. Come check it out, seller is selling the home as is.

10. 1993-06-08
    soldstatus $25,000

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$56/yr (+$5/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $28,147
• − Mortgage interest: −$8,682
• − Property taxes: −$1,370
• − Insurance: −$775
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$4,509
• Taxable income: $8,306
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $8,343/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.

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

• Census place: Ludowici, GA
• 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

+520.0% since first listed

10 events — show timeline

• 2026-05-31 Listing Removed — Hive MLS
• 2026-05-19 Price Changed $155,000 Hive MLS
• 2026-05-07 Listed $180,000 Hive MLS
• 2022-11-18 Sold (Public Records) $169,997 Public Records
• 2022-11-14 Sold (MLS) $169,997 HABR
• 2022-08-23 Listed $169,997 HABR
• 2022-06-13 Sold (Public Records) $85,000 Public Records
• 2022-06-10 Sold (MLS) $85,000 HABR
• 2022-05-04 Listed $115,000 HABR
• 1993-06-08 Sold (Public Records) $25,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,370 · +30.0% YoY. Source: county tax records.