McDowell Plan · Ludowici, GA 31316

$280,300

4 bd · 2.5 ba · 2,218 sqft · SingleFamily · 321 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

Key facts

• Listed 320 days

🏗️ New construction. The $280,300 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,487.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.4% below list).
• Recommended offer: $220k (21.4% 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: 478 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 35% 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 321 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $220,200 (21.4% 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 321 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $314,487
• List price: $280,300
• Delta: -10.87%
• 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
99 Blueberry Ct NE	0.15mi	5/2.5 (+1)	2,228 (+0%)	2mo	$315,000	$141	86
335 Palmetto Way NE	0.11mi	5/2.5 (+1)	2,255 (+2%)	8mo	$313,710	$139	81
20 Teal Trail Trl NE	0.16mi	4/2.0	2,177 (-2%)	8mo	$318,000	$146	81
340 Palmetto Way NE	0.25mi	4/2.5	2,175 (-2%)	6mo	$312,844	$144	80
38 Gooseberry Ct NE	0.32mi	5/2.5 (+1)	2,217 (-0%)	1mo	$307,060	$139	79
374 Teal Trail Trl NE	0.41mi	4/3.0	2,177 (-2%)	0mo	$322,494	$148	76
264 Teal Trl NE	0.36mi	4/2.5	2,429 (+10%)	0mo	$326,065	$134	67
44 Goosberry Ct NE	0.34mi	4/2.5	2,436 (+10%)	2mo	$363,515	$149	66
45 Goosberry Ct NE	0.35mi	4/2.5	2,440 (+10%)	2mo	$318,292	$130	65
345 Palmetto Way NE	0.27mi	3/2.0 (-1)	2,017 (-9%)	6mo	$309,614	$154	61
102 Palmer Rd NE	0.72mi	3/2.0 (-1)	2,016 (-9%)	1mo	$159,500	$79	44
95 Cattle Fence Dr NE	0.68mi	4/2.5	2,489 (+12%)	8mo	$365,000	$147	41

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: -4.3%
• Equity multiple: 0.78×
• Total profit: $-19,267
• Equity at exit: $109,963

10-year hold

• IRR: 0.9%
• Equity multiple: 1.11×
• Total profit: $9,872
• Equity at exit: $148,164

Cash invested: $88,056 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 15 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $317,397 ($141/sqft)
• Median days on market: 61 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31316

• Home prices YoY: 0.6%
• Active inventory: 478
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,649
• Tax est. 1.5%: −$393 /mo · $4,717/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-434

Break-even live

Break-even rent $2,751

Max offer price $251,720

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-325	+0% $-434	+5% $-542	+10% $-651
Rent	-10% $-608	-5% $-521	+0% $-434	+5% $-347	+10% $-260
Rate	-1.0pp $-275	-0.5pp $-354	base $-434	+0.5pp $-515	+1.0pp $-598

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: $78,622
• Closing costs: $9,435
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Enclave Way NE Ludowici, GA	3.0	2.5	2286	$2,175	$0.95	93d	1	0.75mi

Listing history 22 events

1. 2026-06-08
   days on market $280,300 Active 321 DOM
2. 2026-06-07
   days on market $280,300 Active 320 DOM
3. 2026-06-05
   days on market $280,300 Active 317 DOM
4. 2026-06-03
   pricedays on market $280,300 Active 316 DOM
5. 2026-06-02
   days on market $277,300 Active 315 DOM
6. 2026-06-01
   days on market $277,300 Active 314 DOM
7. 2026-05-31
   days on market $277,300 Active 313 DOM
8. 2026-05-30
   days on market $277,300 Active 312 DOM
9. 2026-03-17
   price $277,300 536-char remark

   Show marketing remark (536 chars)

   This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

10. 2026-01-29
    status Active 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

11. 2026-01-29
    price $275,300 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

12. 2025-12-24
    historical 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

13. 2025-12-21
    status Active 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

14. 2025-12-08
    historical 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

15. 2025-10-12
    status Active 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

16. 2025-10-10
    historical 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

17. 2025-07-01
    price $272,300 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

18. 2025-06-23
    status Active 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

19. 2025-06-17
    historical 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

20. 2025-06-14
    status Active 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

21. 2025-05-27
    historical 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

22. 2025-05-09
    listed $270,300 Active 536-char remark

    Show marketing remark (536 chars)

    This two-story home has four bedrooms and two-and-one-half bathrooms. Immediately inside the entryway, the great room leads into the kitchen and eat-in area. A flex space behind the eat-in area can be converted into a bonus room or combined with the walk-in pantry and half bathroom to create a fifth bedroom and full bathroom. Upstairs are three spare bedrooms, two with walk-in closets, that share a full bathroom and a convenient laundry room. The primary bedroom connects to a primary bathroom and walk-in linen and clothes closets.

ⓘ 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: $26,424
• − Mortgage interest: −$17,616
• − Property taxes: −$4,717
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,149
• Taxable loss: −$10,858
• Est. tax savings @ 24.0%: +$2,606
• After-tax cash flow: $-2,599/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 · 12 photos

Good 80/100 None rehab

This two-story home is in good condition with modern amenities and a well-maintained exterior. It has the potential to be a great investment with some minor updates.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both Install smart home devices — Smart home devices can improve energy efficiency and add value ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mcclelland Elementary School F GA #728/1,228 Nat'l #29,575/41,679 Middle Long County Middle School F GA #311/470 Nat'l #10,795/14,009 High Long County High School F GA #140/424 Nat'l #11,215/17,239

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

B Composite livability gradescore 72/100

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 · 24,669 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: 9% of renters

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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%

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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%

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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

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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

+2.6% since first listed

14 events — show timeline

• 2026-03-17 Price Changed $277,300 Zillow
• 2026-01-29 Price Changed $275,300 Zillow
• 2026-01-29 Relisted — Zillow
• 2025-12-24 Delisted — Zillow
• 2025-12-21 Relisted — Zillow
• 2025-12-08 Delisted — Zillow
• 2025-10-12 Relisted — Zillow
• 2025-10-10 Delisted — Zillow
• 2025-07-01 Price Changed $272,300 Zillow
• 2025-06-23 Relisted — Zillow
• 2025-06-17 Delisted — Zillow
• 2025-06-14 Relisted — Zillow
• 2025-05-27 Delisted — Zillow
• 2025-05-09 Listed $270,300 Zillow