Rutherford Plan · Ludowici, GA 31316

$299,900

5 bd · 3.5 ba · 2,621 sqft · SingleFamily · 107 Days on market

Good condition

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

This two-story home features four to six bedrooms and three-and-one-half bathrooms. A laundry room is located just inside the two-car garage. The kitchen connects an eat-in area to the great room, adjacent to the primary bedroom. The primary bathroom leads to a walk-in closet and comes with multiple options for alteration. Each bedroom upstairs is equipped with a walk-in closet, and they share two more full bathrooms. You have the option of converting two of the bedrooms and one bathroom into a second primary suite. There is also an open space upstairs that can become a bonus room.

Key facts

• Listed 106 days

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,709.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (22.9% below list).
• Recommended offer: $231k (22.9% 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: 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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $6k of equity ($2k loan paydown + $4k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,366 (22.9% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $317,709
• List price: $299,900
• Delta: -5.61%
• 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
323 Palmetto Way NE	0.23mi	5/3.0	2,519 (-4%)	8mo	$333,900	$133	74
287 Palmetto Way NE	0.09mi	4/2.5 (-1)	2,436 (-7%)	7mo	$326,900	$134	69
134 Teal Trl NE	0.23mi	4/2.5 (-1)	2,883 (+10%)	0mo	$324,800	$113	63
44 Goosberry Ct NE	0.34mi	4/2.5 (-1)	2,436 (-7%)	0mo	$363,515	$149	63
335 Palmetto Way NE	0.11mi	5/2.5	2,255 (-14%)	6mo	$313,710	$139	63
45 Goosberry Ct NE	0.35mi	4/2.5 (-1)	2,440 (-7%)	1mo	$318,292	$130	63
372 Palmetto Way NE	0.27mi	4/2.5 (-1)	2,771 (+6%)	8mo	$317,686	$115	62
414 Palmetto Way NE	0.30mi	4/2.5 (-1)	2,771 (+6%)	8mo	$332,924	$120	61
392 Palmetto Way NE	0.29mi	4/2.5 (-1)	2,429 (-7%)	7mo	$330,747	$136	59
419 Palmetto Way NE	0.33mi	4/2.5 (-1)	2,440 (-7%)	8mo	$327,072	$134	57
11 Greenbriar St NE	0.66mi	4/2.5 (-1)	2,584 (-1%)	1mo	$344,900	$133	57
95 Cattle Fence Dr NE	0.68mi	4/2.5 (-1)	2,489 (-5%)	6mo	$365,000	$147	46

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: -3.3%
• Equity multiple: 0.83×
• Total profit: $-14,980
• Equity at exit: $111,089

10-year hold

• IRR: 1.8%
• Equity multiple: 1.22×
• Total profit: $19,656
• Equity at exit: $149,682

Cash invested: $88,958 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,314 medium
• Mortgage (P&I): −$1,666
• Tax est. 1.5%: −$397 /mo · $4,766/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-368

Break-even live

Break-even rent $2,779

Max offer price $264,484

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-258	+0% $-368	+5% $-478	+10% $-587
Rent	-10% $-551	-5% $-459	+0% $-368	+5% $-276	+10% $-185
Rate	-1.0pp $-208	-0.5pp $-287	base $-368	+0.5pp $-450	+1.0pp $-534

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: $79,427
• Closing costs: $9,531
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-08
   days on market $299,900 Active 107 DOM
2. 2026-06-07
   days on market $299,900 Active 106 DOM
3. 2026-06-05
   days on market $299,900 Active 103 DOM
4. 2026-06-03
   pricedays on market $299,900 Active 102 DOM
5. 2026-06-02
   days on market $296,900 Active 101 DOM
6. 2026-06-01
   days on market $296,900 Active 100 DOM
7. 2026-05-31
   days on market $296,900 Active 99 DOM
8. 2026-05-30
   days on market $296,900 Active 98 DOM
9. 2026-03-17
   price $296,900 588-char remark

   Show marketing remark (588 chars)

   This two-story home features four to six bedrooms and three-and-one-half bathrooms. A laundry room is located just inside the two-car garage. The kitchen connects an eat-in area to the great room, adjacent to the primary bedroom. The primary bathroom leads to a walk-in closet and comes with multiple options for alteration. Each bedroom upstairs is equipped with a walk-in closet, and they share two more full bathrooms. You have the option of converting two of the bedrooms and one bathroom into a second primary suite. There is also an open space upstairs that can become a bonus room.

10. 2026-02-21
    listed $294,900 Active 588-char remark

    Show marketing remark (588 chars)

    This two-story home features four to six bedrooms and three-and-one-half bathrooms. A laundry room is located just inside the two-car garage. The kitchen connects an eat-in area to the great room, adjacent to the primary bedroom. The primary bathroom leads to a walk-in closet and comes with multiple options for alteration. Each bedroom upstairs is equipped with a walk-in closet, and they share two more full bathrooms. You have the option of converting two of the bedrooms and one bathroom into a second primary suite. There is also an open space upstairs that can become a bonus room.

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

Taxation est. · year 1

• Rental income: $27,764
• − Mortgage interest: −$17,797
• − Property taxes: −$4,766
• − Insurance: −$1,589
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$9,242
• Taxable loss: −$10,072
• Est. tax savings @ 24.0%: +$2,417
• After-tax cash flow: $-1,997/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 · 1 photo

Good 80/100 Cosmetic rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modern appliances can attract more buyers
• Resale Bathroom fixtures — Upgraded fixtures can increase appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Bathroom fixtures — Upgraded fixtures can increase appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.7% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $296,900 Zillow
• 2026-02-21 Listed $294,900 Zillow