Is 991 Bradwell Dunham Rd in Ludowici, GA a good investment?

CashFlowRE grades it F with a 1.5% cap rate and $-1,819/mo modeled cash flow at a $250,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 991 Bradwell Dunham Rd?

The modeled cap rate is 1.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,659/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 25.35

Why this score? — see what drove the F 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).

ARV discount +7.5/15.0
Appreciation +5.3/10.0
Condition / age +4.8/5.0
Livability +3.6/5.0
Schools +2.7/10.0
Rent growth +2.5/5.0
Cash flow +1.3/30.0
1% rule +0.0/10.0
DSCR +0.0/10.0
Manufactured-home adj. -2.2

$250,000

991 Bradwell Dunham Rd · Ludowici, GA 31316

4 bd · 3.0 ba · 1,976 sqft · Manufactured · 12 Days on market

Manufactured home Built 2026 Excellent condition 5.13 ac lot ↓ 4% since listing

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

Listing remarks

SITS ON 5.13 ACRES! ENERGY-EFFICIENT HOME! Incentives: Purchase and close during July or August and receive a brand-new golf cart with an acceptable offer. Don't miss this brand-new 4-bedroom, 3-bathroom home situated on 5.13 acres, offering the perfect blend of modern style, comfort, and privacy. With 1,976 heated square feet, this home features an open-concept floor plan designed for both everyday living and entertaining. The spacious kitchen showcases elegant white cabinetry, upgraded lighting fixtures, recessed lighting, and brand-new appliances. The split-bedroom layout provides privacy, while the primary suite offers a double vanity and a tub/shower combination.

Key facts

5.13 acres
Spacious kitchen
5.13 acre lot

What this means for you Summary

Snapshot

This is a 4-bed/3.0-bath manufactured listed at $250k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
To cash-flow at today's rent, offer at most $190k (24.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (33.6% below list).
Recommended offer: $166k (33.6% below list) — sets the bar for 1% rule.
Cap rate 1.5% vs local median 5.3% in Ludowici — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).

Forward outlook

In year one you build about $8k of equity ($3k loan paydown + $5k 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 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

Watch-outs: property tax is 2.7% of price.

Recommended offer $165,924 (33.6% below list)

Questions for the listing agent

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?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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?
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?
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: 0.37% ✗
Cap rate: 1.47%
Cash-on-cash: -17.21%
DSCR: 0.23
GRM: 22.7

CMA / ARV

ARV (median comp): $452,902
List price: $250,000
Delta: -44.80%
Verdict: UNDERPRICED
Comps: 7 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Bradwell Dunham Rd	0.00mi	4/2.0	1,820 (-8%)	2mo	$255,000	$140	81
362 Doctor's Creek Rd NE	1.42mi	4/2.5	2,151 (+9%)	18mo	$300,525	$140	33
567 NW Henry Walcott Rd	1.07mi	3/2.5 (-1)	1,715 (-13%)	13mo	$595,000	$347	25
567 Henry Walcott Rd	0.99mi	3/2.5 (-1)	1,715 (-13%)	13mo	$595,000	$347	25
567 NW Henry Walcott Rd	0.99mi	3/2.5 (-1)	1,715 (-13%)	13mo	$595,000	$347	25

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: -16.1%
Equity multiple: 0.18×
Total profit: $-103,843
Equity at exit: $158,361

10-year hold

IRR: -9.4%
Equity multiple: -0.18×
Total profit: $-150,096
Equity at exit: $213,375

Cash invested: $126,813 (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: 3 active
Median asking: $249,900 ($126/sqft)
Median days on market: 19 d
This list price: 100% of active listings are priced below it
ARV vs active asking: +81.2% 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: 12.6×

Monthly cashflow live

Estimated rent: $1,659 medium interval (Pro) →
Mortgage (P&I): −$2,375
Tax est. 1.5%: −$566 /mo · $6,794/yr
Insurance: −$189
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$348
Net cashflow: $-1,819

Break-even live

Break-even rent $3,962

Max offer price $189,675

Occupancy floor —

Sensitivity live

Price	-10% $-1,506	-5% $-1,663	+0% $-1,819	+5% $-1,976	+10% $-2,132
Rent	-10% $-1,950	-5% $-1,885	+0% $-1,819	+5% $-1,754	+10% $-1,688
Rate	-1.0pp $-1,591	-0.5pp $-1,704	base $-1,819	+0.5pp $-1,936	+1.0pp $-2,056

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: $113,226
Closing costs: $13,587
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

HOA & community: No HOANo association fees

Exterior

Parking: No designated parking
Utilities: Public waterSeptic tank sewerOther utilities
Home design: Single family residenceResidential propertyNew constructionOne-level layout
Construction: Vinyl sidingBuilt in 2026
Exterior features: Other roof typeLot includes other features

Interior

Kitchen: DishwasherIce makerMicrowaveRefrigeratorStainless steel appliances
Bedrooms: 4 bedrooms (all on the main level)
Flooring: CarpetLaminate
Bathrooms: 3 full bathrooms (all on the main level)
Heating & cooling: Central heatingCentral air conditioning
Interior features: Double vanityOther interior features
Laundry & utility: Mud room

Listing history 50 events

2026-08-08

days on market $250,000 Active 12 DOM
2026-08-07

days on market $250,000 Active 11 DOM
2026-08-06

days on market $250,000 Active 10 DOM
2026-08-05

days on market $250,000 Active 9 DOM
2026-08-04

days on market $250,000 Active 8 DOM
2026-08-03

days on market $250,000 Active 7 DOM
2026-07-31

days on market $250,000 Active 4 DOM
2026-07-30

days on market $250,000 Active 3 DOM
2026-07-29

remarks 699-char remark
2026-07-29

pricedays on marketlisting id $250,000 Active 2 DOM
2026-07-25

days on market $249,985 Active 46 DOM
2026-07-24

days on market $249,985 Active 45 DOM
2026-07-23

days on market $249,985 Active 44 DOM
2026-07-22

days on market $249,985 Active 43 DOM
2026-07-21

days on market $249,985 Active 42 DOM
2026-07-18

days on market $249,985 Active 39 DOM
2026-07-16

days on market $249,985 Active 37 DOM
2026-07-16

days on market $249,985 Active 36 DOM
2026-07-14

days on market $249,985 Active 35 DOM
2026-07-13

days on market $249,985 Active 34 DOM
2026-07-12

days on market $249,985 Active 33 DOM
2026-07-11

days on market $249,985 Active 32 DOM
2026-07-10

days on market $249,985 Active 31 DOM
2026-07-09

days on market $249,985 Active 30 DOM
2026-07-08

days on market $249,985 Active 29 DOM
2026-07-07

days on market $249,985 Active 28 DOM
2026-07-06

days on market $249,985 Active 27 DOM
2026-07-05

days on market $249,985 Active 26 DOM
2026-07-04

days on market $249,985 Active 25 DOM
2026-07-03

days on market $249,985 Active 24 DOM
2026-07-02

days on market $249,985 Active 23 DOM
2026-07-01

days on market $249,985 Active 22 DOM
2026-06-30

days on market $249,985 Active 21 DOM
2026-06-29

days on market $249,985 Active 20 DOM
2026-06-28

days on market $249,985 Active 19 DOM
2026-06-28

days on market $249,985 Active 18 DOM
2026-06-27

statusdays on market $249,985 Active 17 DOM
2026-06-26

pricestatusdays on market $249,985 Price Change 16 DOM
2026-06-23

days on market $249,986 New 13 DOM
2026-06-21

days on market $249,986 New 12 DOM
2026-06-19

days on market $249,986 New 10 DOM
2026-06-18

days on market $249,986 New 9 DOM
2026-06-17

days on market $249,986 New 8 DOM
2026-06-16

days on market $249,986 New 7 DOM
2026-06-15

days on market $249,986 New 6 DOM
2026-06-14

days on market $249,986 New 4 DOM
2026-06-13

days on market $249,986 New 3 DOM
2026-06-10

statusdays on marketlisting id $249,986 New 1 DOM
2026-06-09

days on market $249,986 Active 82 DOM
2026-06-09

price $249,986 Active 81 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $19,911
− Mortgage interest: −$25,370
− Property taxes: −$6,794
− Insurance: −$2,265
− Repairs & maintenance: −$1,593
− Management: −$1,593
− Depreciation: −$13,175
Taxable loss: −$30,878

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

Est. tax savings @ 24.0%: +$7,411
After-tax cash flow: $-14,419/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 · 6 photos

Excellent 95/100 None rehab

This move-in-ready home offers a modern and well-maintained interior with a spacious deck and lush lawn, making it an excellent investment opportunity.

Value-add opportunities

Both Landscaping and curb appeal improvements — Enhance the home's curb appeal and attract more buyers ↑
Both Add smart home features — Improve convenience and energy efficiency ↑
Both Install smart thermostat — Enhance comfort and energy efficiency ↑

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

-4.0% since first listed

61 events — show timeline

2026-07-17 Price Changed $239,988 HABR
2026-07-17 Price Changed $239,989 HABR
2026-07-15 Price Changed $239,990 HABR
2026-07-15 Price Changed $239,991 HABR
2026-07-13 Price Changed $239,992 HABR
2026-07-10 Price Changed $239,993 HABR
2026-07-09 Price Changed $239,994 HABR
2026-07-08 Price Changed $239,995 HABR
2026-07-07 Price Changed $239,996 HABR
2026-07-06 Price Changed $239,997 HABR
2026-07-01 Price Changed $239,998 HABR
2026-06-23 Price Changed $249,985 GAMLS
2026-06-23 Price Changed $249,981 HABR
2026-06-12 Price Changed $249,982 HABR
2026-06-11 Price Changed $249,983 HABR
2026-06-10 Price Changed $249,985 HABR
2026-06-08 Price Changed $249,986 HABR
2026-06-05 Price Changed $249,987 HABR
2026-06-05 Listed $249,986 GAMLS
2026-06-03 Price Changed $249,988 HABR
2026-06-02 Price Changed $249,989 HABR
2026-05-29 Price Changed $249,991 HABR
2026-05-27 Price Changed $249,992 HABR
2026-05-26 Price Changed $249,993 HABR
2026-05-15 Price Changed $249,994 HABR
2026-05-14 Price Changed $249,995 HABR
2026-05-13 Price Changed $249,996 HABR
2026-05-09 Price Changed $249,997 HABR
2026-05-05 Price Changed $259,967 HABR
2026-05-04 Price Changed $259,968 HABR
2026-05-01 Price Changed $259,969 HABR
2026-05-01 Price Changed $259,970 HABR
2026-04-29 Price Changed $259,971 HABR
2026-04-28 Price Changed $259,972 HABR
2026-04-27 Price Changed $259,974 HABR
2026-04-24 Price Changed $259,975 HABR
2026-04-23 Price Changed $259,976 HABR
2026-04-22 Price Changed $259,977 HABR
2026-04-21 Price Changed $259,978 HABR
2026-04-17 Price Changed $259,980 HABR
2026-04-16 Price Changed $259,981 HABR
2026-04-15 Price Changed $259,982 HABR
2026-04-10 Price Changed $259,983 HABR
2026-04-09 Price Changed $259,984 HABR
2026-04-09 Price Changed $259,985 HABR
2026-04-08 Price Changed $259,986 HABR
2026-04-06 Price Changed $259,987 HABR
2026-04-04 Price Changed $259,988 HABR
2026-04-03 Price Changed $259,989 HABR
2026-04-01 Price Changed $259,990 HABR
2026-03-31 Price Changed $259,991 HABR
2026-03-30 Price Changed $259,992 HABR
2026-03-26 Price Changed $259,993 HABR
2026-03-25 Price Changed $259,995 HABR
2026-03-24 Price Changed $259,996 HABR
2026-03-23 Price Changed $259,997 HABR
2026-03-22 Price Changed $259,998 HABR
2026-03-20 Price Changed $249,988 HABR
2026-03-20 Price Changed $249,990 HABR
2026-03-18 Price Changed $249,991 HABR
2026-03-17 Price Changed $249,992 HABR

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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