2753 Ga Highway 57 Hwy · Ludowici, GA 31316

$265,000

3 bd · 3.0 ba · 2,486 sqft · SingleFamily public records · 13 Days on market

Built 1958 1.86 ac lot Est $383k · 31% under

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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 +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Don't miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

Key facts

• Covered porches
• Landscaped property
• Metal roof

Tags

• WOODED ACRES
• METAL ROOF
• COVERED PORCHES
• LANDSCAPED PROPERTY
• PRIVACY-FENCED BACKYARD
• MATURE OAK TREES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (23.5% below list).
• Recommended offer: $203k (23.5% 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; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 5y ago 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.
• Current owner paid $190k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $202,706 (23.5% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $382,844
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Poole Rd SE	0.39mi	4/3.0 (+1)	2,692 (+8%)	12mo	$415,000	$154	53
70 Swindell St SE	0.65mi	4/2.5 (+1)	2,390 (-4%)	16mo	$344,900	$144	43

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-616
• Equity at exit: $92,659

10-year hold

• IRR: 4.5%
• Equity multiple: 1.56×
• Total profit: $41,851
• Equity at exit: $124,849

Cash invested: $74,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$221 /mo · $2,646/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-119

Break-even live

Break-even rent $2,178

Max offer price $243,935

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	43d	1	1.34mi

Listing history 39 events

1. 2026-04-26
   status Pending 901-char remark

   Show marketing remark (907 chars)

   Don’t miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

2. 2026-04-26
   status Pending

   Show marketing remark (907 chars)

   Don’t miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

3. 2026-04-26
   status Pending 907-char remark

   Show marketing remark (907 chars)

   Don’t miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

4. 2026-04-13
   listed $265,000 Active

   Show marketing remark (907 chars)

   Don’t miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

5. 2026-04-13
   listed $265,000 Active 901-char remark

   Show marketing remark (907 chars)

   Don’t miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

6. 2026-04-13
   listed $265,000 Active 907-char remark

   Show marketing remark (907 chars)

   Don’t miss this spacious 5-bedroom, 3-bath brick home situated on 1.86 wooded acres in Ludowici. This well-maintained brick home offers a large living area perfect for everyday living and entertaining, along with numerous remodeled upgrades throughout. Additional features include a durable metal roof and a 1-car garage. Step outside to enjoy two oversized covered porches overlooking the beautifully landscaped property featuring mature oak trees and multiple palm trees. The privacy-fenced backyard offers the perfect space for pets, play, or relaxing outdoors while still enjoying the peace and privacy of the wooded surroundings. Cabinet doors are scheduled to be installed this week, adding the finishing touch to the updated interior. Recent updates are being completed, making this home move-in ready for its next owner. With plenty of room inside and out, this is one you do not want to miss.

7. 2024-03-14
   historical
8. 2024-03-12
   historical
9. 2023-10-17
   price $265,000
10. 2023-10-17
    price $265,000
11. 2023-09-21
    status Price Change
12. 2023-09-21
    status Active
13. 2023-09-21
    price $270,000
14. 2023-09-21
    price $270,000
15. 2023-09-21
    price $270,000
16. 2023-09-13
    status Pending
17. 2023-09-13
    status Under Contract
18. 2023-09-12
    historical
19. 2023-08-24
    listed $275,000 New
20. 2023-08-24
    listed $275,000 Active
21. 2023-08-24
    listed $265,000
22. 2022-03-16
    soldstatus $189,900
23. 2022-03-15
    status Pending
24. 2022-03-14
    soldstatus $189,900 Closed
25. 2022-03-14
    soldstatus $189,900 Sold
26. 2022-03-14
    soldstatus $189,900
27. 2022-03-10
    status Under Contract
28. 2022-01-12
    soldstatus $115,000
29. 2022-01-06
    historical
30. 2022-01-03
    price $189,900
31. 2022-01-03
    price $189,900
32. 2021-12-08
    price $199,900
33. 2021-12-01
    price $209,900
34. 2021-11-24
    price $219,900
35. 2021-11-24
    listed $199,900 Active
36. 2021-11-16
    listed $189,900
37. 2021-11-16
    listed $189,900
38. 2021-11-01
    listed $229,900 New
39. 2001-05-25
    soldstatus $65,000

ⓘ 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: $2,646 · $221/mo
• Projected year-2 tax: $2,646 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $24,325
• − Mortgage interest: −$14,844
• − Property taxes: −$2,646
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$7,709
• Taxable loss: −$6,092
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $31/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

+307.7% since first listed

39 events — show timeline

• 2026-04-26 Pending — HABR
• 2026-04-26 Pending — Hive MLS
• 2026-04-26 Pending — GIAR
• 2026-04-13 Listed $265,000 Hive MLS
• 2026-04-13 Listed $265,000 HABR
• 2026-04-13 Listed $265,000 GIAR
• 2024-03-14 Listing Removed — GAMLS
• 2024-03-12 Listing Removed — GIAR
• 2023-10-17 Price Changed $265,000 HABR
• 2023-10-17 Price Changed $265,000 GAMLS
• 2023-09-21 Relisted — GAMLS
• 2023-09-21 Relisted — GIAR
• 2023-09-21 Price Changed $270,000 GIAR
• 2023-09-21 Price Changed $270,000 GAMLS
• 2023-09-21 Price Changed $270,000 HABR
• 2023-09-13 Pending — GIAR
• 2023-09-13 Pending — GAMLS
• 2023-09-12 Listing Removed — Hive MLS
• 2023-08-24 Listed $265,000 Hive MLS
• 2023-08-24 Listed $275,000 GIAR
• 2023-08-24 Listed $275,000 GAMLS
• 2022-03-16 Sold (Public Records) $189,900 Public Records
• 2022-03-15 Pending — FMLS
• 2022-03-14 Sold (MLS) $189,900 HABR
• 2022-03-14 Sold (MLS) $189,900 GAMLS
• 2022-03-14 Sold (MLS) $189,900 FMLS
• 2022-03-10 Pending — GAMLS
• 2022-01-12 Sold (Public Records) $115,000 Public Records
• 2022-01-06 Listing Removed — Hive MLS
• 2022-01-03 Price Changed $189,900 FMLS
• 2022-01-03 Price Changed $189,900 GAMLS
• 2021-12-08 Price Changed $199,900 GAMLS
• 2021-12-01 Price Changed $209,900 GAMLS
• 2021-11-24 Price Changed $219,900 GAMLS
• 2021-11-24 Listed $199,900 FMLS
• 2021-11-16 Listed $189,900 Hive MLS
• 2021-11-16 Listed $189,900 HABR
• 2021-11-01 Listed $229,900 GAMLS
• 2001-05-25 Sold (Public Records) $65,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,646 · -3.0% YoY. Source: county tax records.