10 Rimes Ave Ave SE · Ludowici, GA 31316

$289,900

4 bd · 2.5 ba · 2,072 sqft · SingleFamily public records · 26 Days on market

Built 2021 10,019 sqft lot $140/sqft · at area comps Est $283k · at est.

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +6.5/15.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to this meticulously maintained 4-bedroom, 2.5-bath home with 2-car garage in the desirable Johnston Station community — ideal for military buyers seeking space, convenience, and move-in ready comfort near Fort Stewart. From the curb, you’ll notice thoughtful upgrades including painted shutters, matching gutters, and double-gate fence access. Inside, a spacious foyer opens to a formal dining room on the left, while a deep coat closet and mud space to the right provide practical everyday functionality. The main level offers a functional traditional layout with an open-concept feel, featuring a bright living room that flows into the breakfast nook and kitchen — ideal

Key facts

• Matching gutters
• Mud space
• Dual walk-in closets

Tags

• MATCHING GUTTERS
• DOUBLE-GATE FENCE ACCESS
• DEEP COAT CLOSET
• MUD SPACE
• OWNER'S SUITE
• DUAL WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Street lights; Sidewalks; Subdivision: Johnston Station

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; 2 stories; No shared/common walls
• Construction: Brick and vinyl siding; Asphalt roof; Slab foundation; Built with energy-efficient windows
• Exterior features: Patio; Front porch; Wood privacy fencing (fenced yard); Back yard; Interior, private lot; Has view; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central electric cooling
• Interior features: Ceiling fans; Double vanities; Entrance foyer; Pantry; Recessed lighting; Double-pane windows; Accessible full bathroom
• Laundry & utility: Washer hookup in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (21.8% below list).
• Recommended offer: $227k (21.8% below list) — sets the bar for 1% rule.

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: 412 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 36% 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 $5k 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.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,789 (21.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $283,481
• List price: $289,900
• Delta: 2.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Rimes Ave Ave SE	0.00mi	4/2.5	2,072 (0%)	1mo	$293,900	$142	100
535 Doctor's Creek Rd NE	0.60mi	4/2.5	2,065 (-0%)	4mo	$288,625	$140	69
590 Doctor's Creek Rd NE	0.60mi	4/2.5	2,151 (+4%)	2mo	$298,475	$139	64
509 Doctor's Creek Rd NE	0.60mi	4/2.5	2,002 (-3%)	4mo	$299,775	$150	64
665 Doctor's Creek Rd NE	0.54mi	4/2.0	1,926 (-7%)	1mo	$320,910	$167	60
522 Doctor's Creek Rd NE	0.60mi	4/2.5	2,254 (+9%)	3mo	$315,350	$140	55
627 Doctor's Creek Rd NE	0.54mi	4/2.5	1,810 (-13%)	2mo	$282,750	$156	52
609 Doctor's Creek Rd NE	0.54mi	5/3.0 (+1)	2,256 (+9%)	2mo	$310,875	$138	51
591 Doctor's Creek Rd NE	0.60mi	4/2.5	1,810 (-13%)	3mo	$281,850	$156	49
506 Doctor's Creek Rd NE	0.60mi	5/3.0 (+1)	2,256 (+9%)	3mo	$309,250	$137	48
564 Doctor's Creek Rd NE	0.60mi	5/3.0 (+1)	2,256 (+9%)	3mo	$308,750	$137	48
52 Pintail Ct NE	0.75mi	5/3.0 (+1)	2,256 (+9%)	7mo	$306,710	$136	38

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: -1.3%
• Equity multiple: 0.93×
• Total profit: $-5,464
• Equity at exit: $101,366

10-year hold

• IRR: 3.5%
• Equity multiple: 1.44×
• Total profit: $35,642
• Equity at exit: $136,580

Cash invested: $81,172 (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: 412
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$232 /mo · $2,786/yr
• Insurance: −$121
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-207

Break-even live

Break-even rent $2,530

Max offer price $253,368

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-125	+0% $-207	+5% $-289	+10% $-371
Rent	-10% $-386	-5% $-296	+0% $-207	+5% $-117	+10% $-28
Rate	-1.0pp $-61	-0.5pp $-133	base $-207	+0.5pp $-282	+1.0pp $-358

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	45d	1	1.21mi

Listing history 4 events

1. 2026-05-07
   historical Active Under Contract 1584-char remark
2. 2026-05-07
   historical Active Under Contract 1566-char remark
3. 2026-04-23
   listed $289,900 Active 1584-char remark
4. 2026-04-23
   listed $289,900 Active 1566-char remark

ⓘ 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: $2,786 · $232/mo
• Projected year-2 tax: $2,786 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $27,215
• − Mortgage interest: −$16,239
• − Property taxes: −$2,786
• − Insurance: −$2,952
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$8,433
• Taxable loss: −$7,550
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $-670/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

• 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

+1.4% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $293,900 Hive MLS
• 2026-05-20 Pending — Hive MLS
• 2026-05-07 Contingent — Hive MLS
• 2026-04-23 Listed $289,900 Hive MLS

Property tax history

+21.9%/yr

Latest (2025): $2,786 · -3.0% YoY. Source: county tax records.