293 Cutter Gap SE · Ludowici, GA 31316

$249,900

5 bd · 2.0 ba · 2,304 sqft · Manufactured public records · 13 Days on market

Built 2008 0.50 ac lot $108/sqft · at area comps Est $253k · at est.

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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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +8.0/15.0
• 1% rule +5.7/10.0
• 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

Great space! 5-bedroom, 3-bath home in the heart of Ludowici! Situated on a generous half-acre lot with a private backyard, this home is also incredibly convenient to parks, schools, shopping and library. Paved driveway with enough space to easily park several vehicles. The kitchen features stainless appliances, tons of cabinetry and countertop space, breakfast nook and dining area. The great room features wood-burning fireplace with stone accent wall. The primary bedroom features ensuite bathroom with dual sinks, tub, separate shower and walk in closet. Ceiling fans throughout the home. UTILITIES: Public Water, Septic Tank. SCHOOLS: Smiley Elementary, Long County Middle School, Long C

Key facts

• Cozy breakfast nook
• Private backyard
• Paved driveway

Tags

• PRIVATE BACKYARD
• PAVED DRIVEWAY
• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• COZY BREAKFAST NOOK
• SEPARATE DINING AREA

Property features AI

Finance

• Financial info: Annual tax noted

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-story home; Asphalt roof
• Construction: One building
• Exterior features: Residential use; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: 5 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: Has fireplace (1); Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.
• Current owner paid $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% 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 $249,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.07% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $252,583
• List price: $249,900
• Delta: 8.88%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.58×
• Total profit: $40,265
• Equity at exit: $87,379

10-year hold

• IRR: 14.8%
• Equity multiple: 2.82×
• Total profit: $127,575
• Equity at exit: $117,735

Cash invested: $69,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,662 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $529

Break-even live

Break-even rent $1,992

Max offer price $249,900

Occupancy floor 75%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	43d	1	0.92mi
53 Allen Rawls Way SE Ludowici, GA	5.0	3.0	2410	$2,650	$1.10	43d	1	1.01mi
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	43d	1	1.44mi

Listing history 26 events

1. 2026-06-19
   days on market $249,900 Active 13 DOM
2. 2026-06-18
   days on market $249,900 Active 12 DOM
3. 2026-06-17
   days on market $249,900 Active 11 DOM
4. 2026-06-16
   days on market $249,900 Active 10 DOM
5. 2026-06-15
   days on market $249,900 Active 9 DOM
6. 2026-06-14
   days on market $249,900 Active 7 DOM
7. 2026-06-13
   days on market $249,900 Active 6 DOM
8. 2026-06-10
   days on market $249,900 Active 4 DOM
9. 2026-06-09
   days on market $249,900 Active 3 DOM
10. 2026-06-08
    days on market $249,900 Active 2 DOM
11. 2026-06-07
    pricedays on marketlisting id $249,900 Active 1 DOM
12. 2026-05-31
    days on marketlisting id $275,000 Active 413 DOM
13. 2026-05-31
    days on market $275,000 Active 39 DOM
14. 2026-05-30
    days on market $275,000 Active 38 DOM
15. 2026-04-22
    listed $275,000 Active 730-char remark
16. 2025-12-01
    price $275,000 865-char remark
17. 2025-12-01
    price $275,000
18. 2025-04-13
    listed $285,000 New 865-char remark
19. 2025-04-13
    listed $285,000 Active
20. 2023-04-28
    historical
21. 2023-04-28
    historical
22. 2023-04-28
    historical
23. 2022-11-06
    listed $260,000 Active
24. 2022-11-03
    listed $260,000
25. 2022-11-03
    listed $260,000
26. 2008-04-15
    soldstatus $170,000

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$1,189/yr (+$99/mo · 107.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $31,941
• − Mortgage interest: −$13,998
• − Property taxes: −$1,111
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$7,270
• Taxable income: $2,405
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $5,773/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

+47.0% since first listed

12 events — show timeline

• 2026-06-06 Listed $249,900 GIAR
• 2026-05-31 Listing Removed — GAMLS
• 2025-12-01 Price Changed $275,000 GAMLS
• 2025-12-01 Price Changed $275,000 GIAR
• 2025-04-13 Listed $285,000 GAMLS
• 2023-04-28 Listing Removed — Hive MLS
• 2023-04-28 Listing Removed — GIAR
• 2023-04-28 Listing Removed — Hive MLS
• 2022-11-06 Listed $260,000 GIAR
• 2022-11-03 Listed $260,000 Hive MLS
• 2022-11-03 Listed $260,000 Hive MLS
• 2008-04-15 Sold (Public Records) $170,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,111 · -35.5% YoY. Source: county tax records.