102 Palmer Rd NE · Ludowici, GA 31316

$159,500

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 33 Days on market

Built 1993 0.54 ac lot $79/sqft · 48% below area Est $304k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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 MLS

Charming and move-in ready, this 3-bedroom, 2-bath home features fresh updates throughout! Enjoy brand-new vinyl plank flooring and new interior paint that give the home a clean, modern feel. The kitchen is equipped with a new cooktop, perfect for everyday living and entertaining. The living room offers a built-in entertainment center, while the dining area showcases a custom built-in dish display for added character. Outside, you'll find both front and back decks—ideal for relaxing or hosting guests. The property includes a durable metal roof and a partially fenced yard with a combination of privacy and chain-link fencing for versatility. A great opportunity to own a well-maintained home with thoughtful upgrades!

Key facts

• Metal roof
• New cooktop
• Front and back decks

Tags

• VINYL PLANK FLOORING
• NEW COOKTOP
• BUILT-IN ENTERTAINMENT CENTER
• CUSTOM BUILT-IN DISH DISPLAY
• FRONT AND BACK DECKS
• METAL ROOF

Property features AI

Finance

• Other: Lot is level and approximately 0.54 acre; Public-record living area: 2016
• HOA & community: No homeowners association

Exterior

• Parking: No parking available
• Utilities: Shared well for water; Septic tank sewer; Electricity available; Insulation noted for energy efficiency
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1993; Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Deck; Other exterior features; Chain link and privacy fencing; Double-pane windows

Interior

• Kitchen: Kitchen island; Cooktop; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Bookcases; Double vanities; Separate shower; Soaking tub; Split bedroom plan; Walk-in closet(s); No shared/common walls; One level
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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).
• Market conditions: 409 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).

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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $160k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $154,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.25% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $304,361
• List price: $159,500
• Delta: -47.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 1.98×
• Total profit: $43,828
• Equity at exit: $55,770

10-year hold

• IRR: 22.0%
• Equity multiple: 3.70×
• Total profit: $120,478
• Equity at exit: $75,145

Cash invested: $44,660 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $623

Break-even live

Break-even rent $1,205

Max offer price $159,500

Occupancy floor 64%

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: $39,875
• Closing costs: $4,785
• 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	43d	1	1.44mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $159,500 Under Contract 33 DOM

   Show marketing remark (729 chars)

   Charming and move-in ready, this 3-bedroom, 2-bath home features fresh updates throughout! Enjoy brand-new vinyl plank flooring and new interior paint that give the home a clean, modern feel. The kitchen is equipped with a new cooktop, perfect for everyday living and entertaining. The living room offers a built-in entertainment center, while the dining area showcases a custom built-in dish display for added character. Outside, you'll find both front and back decks—ideal for relaxing or hosting guests. The property includes a durable metal roof and a partially fenced yard with a combination of privacy and chain-link fencing for versatility. A great opportunity to own a well-maintained home with thoughtful upgrades!

2. 2026-06-10
   days on market $159,500 Active 31 DOM
3. 2026-06-09
   days on market $159,500 Active 30 DOM
4. 2026-06-08
   statusdays on market $159,500 Active 29 DOM
5. 2026-06-07
   pricestatusdays on market $159,500 Price Change 28 DOM
6. 2026-06-05
   days on market $169,500 Active 25 DOM
7. 2026-06-03
   days on market $169,500 Active 24 DOM
8. 2026-06-02
   days on market $169,500 Active 23 DOM
9. 2026-06-01
   days on market $169,500 Active 22 DOM
10. 2026-05-31
    days on market $169,500 Active 21 DOM
11. 2026-05-30
    days on market $169,500 Active 20 DOM
12. 2026-05-12
    status Pending 729-char remark

    Show marketing remark (729 chars)

    Charming and move-in ready, this 3-bedroom, 2-bath home features fresh updates throughout! Enjoy brand-new vinyl plank flooring and new interior paint that give the home a clean, modern feel. The kitchen is equipped with a new cooktop, perfect for everyday living and entertaining. The living room offers a built-in entertainment center, while the dining area showcases a custom built-in dish display for added character. Outside, you'll find both front and back decks—ideal for relaxing or hosting guests. The property includes a durable metal roof and a partially fenced yard with a combination of privacy and chain-link fencing for versatility. A great opportunity to own a well-maintained home with thoughtful upgrades!

13. 2026-05-12
    status Under Contract 723-char remark

    Show marketing remark (729 chars)

    Charming and move-in ready, this 3-bedroom, 2-bath home features fresh updates throughout! Enjoy brand-new vinyl plank flooring and new interior paint that give the home a clean, modern feel. The kitchen is equipped with a new cooktop, perfect for everyday living and entertaining. The living room offers a built-in entertainment center, while the dining area showcases a custom built-in dish display for added character. Outside, you'll find both front and back decks—ideal for relaxing or hosting guests. The property includes a durable metal roof and a partially fenced yard with a combination of privacy and chain-link fencing for versatility. A great opportunity to own a well-maintained home with thoughtful upgrades!

14. 2026-05-01
    listed $178,500 Active 729-char remark

    Show marketing remark (729 chars)

    Charming and move-in ready, this 3-bedroom, 2-bath home features fresh updates throughout! Enjoy brand-new vinyl plank flooring and new interior paint that give the home a clean, modern feel. The kitchen is equipped with a new cooktop, perfect for everyday living and entertaining. The living room offers a built-in entertainment center, while the dining area showcases a custom built-in dish display for added character. Outside, you'll find both front and back decks—ideal for relaxing or hosting guests. The property includes a durable metal roof and a partially fenced yard with a combination of privacy and chain-link fencing for versatility. A great opportunity to own a well-maintained home with thoughtful upgrades!

15. 2026-05-01
    listed $178,500 New 723-char remark

    Show marketing remark (729 chars)

    Charming and move-in ready, this 3-bedroom, 2-bath home features fresh updates throughout! Enjoy brand-new vinyl plank flooring and new interior paint that give the home a clean, modern feel. The kitchen is equipped with a new cooktop, perfect for everyday living and entertaining. The living room offers a built-in entertainment center, while the dining area showcases a custom built-in dish display for added character. Outside, you'll find both front and back decks—ideal for relaxing or hosting guests. The property includes a durable metal roof and a partially fenced yard with a combination of privacy and chain-link fencing for versatility. A great opportunity to own a well-maintained home with thoughtful upgrades!

16. 2015-07-21
    soldstatus $35,000

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$877/yr (+$73/mo · 148.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,923
• − Mortgage interest: −$8,934
• − Property taxes: −$590
• − Insurance: −$798
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$4,640
• Taxable income: $5,133
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $6,242/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

• 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

+355.7% since first listed

13 events — show timeline

• 2026-06-13 Pending — HABR
• 2026-06-12 Pending — GAMLS
• 2026-06-06 Price Changed $159,500 HABR
• 2026-06-05 Price Changed $159,500 GAMLS
• 2026-05-26 Price Changed $169,500 HABR
• 2026-05-26 Price Changed $169,500 GAMLS
• 2026-05-19 Relisted — GAMLS
• 2026-05-19 Relisted — HABR
• 2026-05-12 Pending — HABR
• 2026-05-12 Pending — GAMLS
• 2026-05-01 Listed $178,500 GAMLS
• 2026-05-01 Listed $178,500 HABR
• 2015-07-21 Sold (Public Records) $35,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $590 · -29.7% YoY. Source: county tax records.