34 Calhoun Way NE · Ludowici, GA 31316

$276,800

4 bd · 2.0 ba · 1,682 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition 7,405 sqft lot $30/mo HOA · 1% of rent

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Spacious 4-bedroom ranch in Paxton Hill of Ludowici! Welcome home to the Hazel plan — a thoughtfully designed single-story layout that blends comfort, style, & convenience. Enjoy relaxing on the charming front porch before stepping into a bright foyer that opens to an inviting open-concept living area. The kitchen impresses with granite counters & center island offering a perfect view of the dining area & family room — ideal for entertaining or everyday living. Just off the family room, find a laundry room with a convenient drop zone & direct access to the garage. Three spacious bedrooms & a guest bath are tucked away off the kitchen for added privacy. The primary suite sits on the opposite side of the home & features a vaulted ceiling, a spa-inspired private bath with a soaking tub, separate shower & a large walk-in closet. Estimated completion October 2026.

Key facts

• Laundry room
• Front porch
• Granite counters

Tags

• FRONT PORCH
• OPEN-CONCEPT LIVING AREA
• GRANITE COUNTERS
• CENTER ISLAND
• LAUNDRY ROOM
• DROP ZONE

Property features AI

Finance

• Other: Directions: From McClelland Rd NE, enter subdivision via Calhoun Way NE and follow to lot 382.
• HOA & community: Homeowners association with a $30 monthly fee; Subdivision: Paxton Hill

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Residential property; One story; Under construction; New construction; No shared/common walls; Slab foundation; Composition roof; Vinyl siding; Windows upgraded for energy efficiency
• Construction: Built with vinyl siding; Slab foundation; Composition roof; Under construction / new construction
• Exterior features: Front porch; Patio; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Self-cleaning oven; Electric water heater
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Central air (electric); Electric heating; Forced air; Heat pump
• Interior features: Double vanity; Entrance foyer; High ceilings; Kitchen island; Pantry; Vaulted ceilings; Double pane windows
• Laundry & utility: Laundry room; Laundry area in hall

🏗️ New construction. The $276,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,848.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $277k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (6.8% below list).
• Recommended offer: $258k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.4% in Ludowici — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $77k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,086 (6.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $275,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Millpond Planation Ln SE	0.46mi	4/2.0	1,807 (+7%)	2mo	$335,000	$185	65
85 Franklin Tree Dr NE	0.47mi	4/2.0	1,682 (0%)	18mo	$270,400	$161	63
633 S Macon St	0.34mi	4/2.0	1,570 (-7%)	13mo	$255,000	$162	62
186 Franklin Tree Drive Dr NE	0.52mi	4/2.0	1,675 (-0%)	16mo	$268,700	$160	62
73 Bubba Perry Ln SE	0.66mi	4/2.0	1,702 (+1%)	13mo	$295,000	$173	56
121 Franklin Tree Dr NE	0.47mi	3/2.5 (-1)	1,691 (+0%)	19mo	$273,900	$162	55
70 Harmonees Way	0.54mi	4/2.0	1,501 (-11%)	9mo	$247,000	$165	49
55 Union St	0.23mi	4/3.0	1,472 (-12%)	18mo	$250,000	$170	49
25 SE Cutters Gap Rd	0.49mi	3/2.0 (-1)	1,920 (+14%)	5mo	$242,500	$126	44
45 Logan Court Ct SE	0.67mi	4/2.0	1,568 (-7%)	16mo	$207,000	$132	44
183 Franklin Tree Dr NE	0.47mi	3/2.0 (-1)	1,544 (-8%)	19mo	$253,300	$164	44
21 SW Oak Ridge Cemetery Rd SW	0.55mi	3/2.0 (-1)	1,473 (-12%)	8mo	$285,000	$193	42

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: 3.5%
• Equity multiple: 1.18×
• Total profit: $13,893
• Equity at exit: $96,452

10-year hold

• IRR: 7.9%
• Equity multiple: 1.97×
• Total profit: $75,201
• Equity at exit: $129,960

Cash invested: $77,237 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,138/yr
• Insurance: −$115
• HOA: −$30
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $103

Break-even live

Break-even rent $2,451

Max offer price $275,848

Occupancy floor 91%

Sensitivity live

Price	-10% $293	-5% $198	+0% $103	+5% $7	+10% $-88
Rent	-10% $-101	-5% $1	+0% $103	+5% $204	+10% $306
Rate	-1.0pp $241	-0.5pp $173	base $103	+0.5pp $31	+1.0pp $-42

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: $68,962
• Closing costs: $8,275
• 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	45d	1	0.46mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	45d	1	0.79mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 8 events

1. 2026-06-21
   days on market $276,800 Active 9 DOM
2. 2026-06-19
   days on market $276,800 Active 7 DOM
3. 2026-06-18
   days on market $276,800 Active 6 DOM
4. 2026-06-17
   days on market $276,800 Active 5 DOM
5. 2026-06-16
   days on market $276,800 Active 4 DOM
6. 2026-06-15
   days on market $276,800 Active 3 DOM
7. 2026-06-13
   remarks 667-char remark
8. 2026-06-13
   listed $276,800 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 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: $30,970
• − Mortgage interest: −$15,452
• − Property taxes: −$4,138
• − Insurance: −$1,379
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − HOA: −$360
• − Depreciation: −$8,025
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $2,032/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 · 2 photos

Good 80/100 Cosmetic rehab

This single-story ranch home in Paxton Hill of Ludowici is in good condition with a good condition score of 80. It has a good exterior, interior walls, and appliances. The home is move-in ready with minor cosmetic updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $276,800 HABR
• 2026-06-12 Listed $276,800 Hive MLS