143 E Church St · Ludowici, GA 31316

$145,000

2 bd · 1.0 ba · 1,298 sqft · SingleFamily · 190 Days on market

Built 1950 Fair condition 0.33 ac lot $112/sqft · 32% below area Est $214k · 32% under

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Why this score? — see what drove the B+ 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming frame home sits on 2 lots with an inviting front porch. The oversized rooms have high ceilings and the large windows flood the home with natural light. Home is being sold AS-IS. Newer roof, hvac, and updated kitchen cabinets. Outside is nice one car carport and a storage building to stash all the lawn equipment. Exterior of the home will be painted to include the front porch. Situated on a corner lot just minutes from the downtown area.

Key facts

• Large windows
• Oversized rooms
• Newer roof

Tags

• FRONT PORCH
• OVERSIZED ROOMS
• HIGH CEILINGS
• LARGE WINDOWS
• NEWER ROOF
• UPDATED KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 45d 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).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.28% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $214,288
• List price: $145,000
• Delta: -32.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 S Macon St	0.30mi	3/2.0 (+1)	1,282 (-1%)	10mo	$217,000	$169	67
371 Cutters Gap SE	0.31mi	3/2.0 (+1)	1,300 (+0%)	12mo	$225,000	$173	66
177 Palmetto Way NE	0.21mi	3/2.5 (+1)	1,369 (+6%)	8mo	$242,900	$177	64
142 Railroad St	0.32mi	3/2.0 (+1)	1,292 (-0%)	20mo	$220,000	$170	59
398 Macon St	0.07mi	3/2.0 (+1)	1,172 (-10%)	18mo	$210,500	$180	57
167 NE Hendrix St	0.54mi	3/2.0 (+1)	1,363 (+5%)	3mo	$232,000	$170	55
819 S Mcdonald St	0.50mi	3/2.0 (+1)	1,194 (-8%)	3mo	$51,000	$43	51
3722 Old Darien-macon Darien Rd	0.70mi	3/2.0 (+1)	1,223 (-6%)	2mo	$244,000	$200	47
60 Oak Ridge Cemetery Rd	0.71mi	3/2.0 (+1)	1,300 (+0%)	14mo	$227,000	$175	46
1046 Buster Phillips Rd SE	0.72mi	3/2.0 (+1)	1,249 (-4%)	16mo	$240,000	$192	38
21 SW Oak Ridge Cemetery Rd SW	0.70mi	3/2.0 (+1)	1,473 (+14%)	8mo	$285,000	$193	29
173 Franklin Tree Dr NE	0.57mi	3/2.0 (+1)	1,132 (-13%)	19mo	$222,300	$196	27

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: 15.8%
• Equity multiple: 1.82×
• Total profit: $33,091
• Equity at exit: $50,700

10-year hold

• IRR: 19.1%
• Equity multiple: 3.34×
• Total profit: $95,186
• Equity at exit: $68,314

Cash invested: $40,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $459

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $559	-5% $509	+0% $459	+5% $409	+10% $359
Rent	-10% $313	-5% $386	+0% $459	+5% $532	+10% $605
Rate	-1.0pp $532	-0.5pp $496	base $459	+0.5pp $421	+1.0pp $383

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Pine St Unit C C Ludowici, GA	2.0	1.0	990	$1,395	$1.41	44d	1	0.43mi
149 W Franklin St Ludowici, GA	3.0	2.5	1704	$2,250	$1.32	44d	1	0.55mi
15 Clark St Ludowici, GA	3.0	2.0	1497	$1,995	$1.33	44d	1	1.37mi

Listing history 20 events

1. 2026-06-19
   days on market $145,000 Active 190 DOM
2. 2026-06-18
   days on market $145,000 Active 189 DOM
3. 2026-06-17
   days on market $145,000 Active 188 DOM
4. 2026-06-16
   days on market $145,000 Active 187 DOM
5. 2026-06-15
   days on market $145,000 Active 186 DOM
6. 2026-06-14
   days on market $145,000 Active 184 DOM
7. 2026-06-13
   days on market $145,000 Active 183 DOM
8. 2026-06-10
   days on market $145,000 Active 181 DOM
9. 2026-06-09
   days on market $145,000 Active 180 DOM
10. 2026-06-08
    days on market $145,000 Active 179 DOM
11. 2026-06-07
    days on market $145,000 Active 178 DOM
12. 2026-06-05
    days on market $145,000 Active 175 DOM
13. 2026-06-03
    days on market $145,000 Active 174 DOM
14. 2026-06-02
    days on market $145,000 Active 173 DOM
15. 2026-06-01
    days on market $145,000 Active 172 DOM
16. 2026-05-31
    days on market $145,000 Active 171 DOM
17. 2026-05-30
    days on market $145,000 Active 170 DOM
18. 2025-09-30
    listed $145,000 Active 450-char remark

    Show marketing remark (449 chars)

    Charming frame home sits on 2 lots with an inviting front porch. The oversized rooms have high ceilings and the large windows flood the home with natural light. Home is being sold AS-IS. Newer roof, hvac, and updated kitchen cabinets. Outside is nice one car carport and a storage building to stash all the lawn equipment. Exterior of the home will be painted to include the front porch. Situated on a corner lot just minutes from the downtown area.

19. 2025-09-30
    listed $145,000 Active 449-char remark

    Show marketing remark (449 chars)

    Charming frame home sits on 2 lots with an inviting front porch. The oversized rooms have high ceilings and the large windows flood the home with natural light. Home is being sold AS-IS. Newer roof, hvac, and updated kitchen cabinets. Outside is nice one car carport and a storage building to stash all the lawn equipment. Exterior of the home will be painted to include the front porch. Situated on a corner lot just minutes from the downtown area.

20. 2025-09-29
    listed $145,000 New

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $22,191
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$4,218
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,690/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 · 9 photos

Fair 45/100 Moderate rehab

This charming frame home requires moderate renovations to improve its curb appeal and interior aesthetics, enhancing its resale and rental value.

Repairs flagged

• Major exterior painting — exterior siding is weathered
• Minor kitchen appliances — basic appliances
• Minor bathroom fixtures — dated fixtures

Value-add opportunities

• Both exterior painting — enhances curb appeal and resale value
• Both kitchen appliances — modernizes the space and attracts buyers
• Both bathroom fixtures — updates the space and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior painting · exterior siding is weathered	Major	$15,000–50,000
kitchen appliances · basic appliances	Minor	$500–3,000
bathroom fixtures · dated fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both exterior painting — enhances curb appeal and resale value ↑
• Both kitchen appliances — modernizes the space and attracts buyers ↑
• Both bathroom fixtures — updates the space and improves functionality ↑

ⓘ 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

3 events — show timeline

• 2025-09-30 Listed $145,000 HABR
• 2025-09-30 Listed $145,000 Hive MLS
• 2025-09-29 Listed $145,000 GAMLS