422 S Macon St · Ludowici, GA 31316

$266,000

3 bd · 2.0 ba · 2,318 sqft · SingleFamily public records · 58 Days on market

Built 1955 0.55 ac lot $115/sqft · 19% below area Est $327k · 19% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• 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

Beautifully updated 4-bedroom, 2-bath home offering a versatile layout and spacious living areas. This property features a bonus flex space that can be used for a home office, playroom, or additional living area to fit your needs. The open living and dining areas provide a comfortable flow, ideal for everyday living and entertaining. Step outside to a large fenced backyard with plenty of room to enjoy outdoor activities, gardening, or relaxing. The yard includes multiple mature fruit trees, including orange and grapefruit, adding both charm and functionality to the space. Additional features include a fully functioning security system for added convenience and peace of mind. This home offers a great combination of space, flexibility, and outdoor appeal. Schedule your showing today to see all this property has to offer.

Key facts

• 0.55 acre lot
• Garage
• Built 1955

Tags

• LARGE FENCED BACKYARD
• MULTIPLE MATURE FRUIT TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $230k (13.5% below list).
• Recommended offer: $230k (13.5% 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: 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 44d 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).
• This rent runs 37% 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 $74k cash investment doubles in ~9 years — after that, you're playing with house money.
• 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

• It's been on market 58 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $230,198 (13.5% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $327,075
• List price: $266,000
• Delta: -18.67%
• 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
792 South Macon St	0.38mi	4/3.0 (+1)	2,388 (+3%)	5mo	$351,915	$147	64
3703 Old Macon Darien Rd SE	0.61mi	4/2.5 (+1)	2,321 (+0%)	2mo	$300,000	$129	63
755 S Macon St	0.35mi	4/2.5 (+1)	2,064 (-11%)	4mo	$314,000	$152	55
761 S Macon St	0.37mi	4/2.5 (+1)	2,184 (-6%)	16mo	$325,000	$149	53
809 S Macon St	0.44mi	4/2.5 (+1)	2,184 (-6%)	19mo	$330,000	$151	47
276 North Mcdonald St	0.72mi	3/2.0	2,372 (+2%)	20mo	$300,000	$126	46
3 Franklin Tree Dr NE	0.53mi	4/2.0 (+1)	2,163 (-7%)	19mo	$298,500	$138	43
217 Franklin Tree Dr NE	0.43mi	4/2.5 (+1)	2,533 (+9%)	20mo	$320,800	$127	41
961 Buster Phillips Rd SE	0.54mi	4/2.0 (+1)	2,136 (-8%)	24mo	$330,000	$154	37
251 N Mcdonald St	0.70mi	3/1.0	1,970 (-15%)	4mo	$140,000	$71	36
3683 SE Old Macon Darien Rd	0.63mi	4/3.0 (+1)	2,479 (+7%)	24mo	$340,000	$137	30
10 Franklin Tree Dr NE	0.60mi	4/2.5 (+1)	1,997 (-14%)	19mo	$282,700	$142	26

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: 3.3%
• Equity multiple: 1.17×
• Total profit: $12,520
• Equity at exit: $93,009

10-year hold

• IRR: 7.6%
• Equity multiple: 1.95×
• Total profit: $70,385
• Equity at exit: $125,320

Cash invested: $74,480 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$1,395
• Tax from tax record: −$226 /mo · $2,716/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $86

Break-even live

Break-even rent $2,193

Max offer price $266,000

Occupancy floor 91%

Sensitivity live

Price	-10% $237	-5% $162	+0% $86	+5% $11	+10% $-64
Rent	-10% $-95	-5% $-4	+0% $86	+5% $177	+10% $268
Rate	-1.0pp $220	-0.5pp $154	base $86	+0.5pp $18	+1.0pp $-53

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.51mi
147 Rimes Ave SE Ludowici, GA	4.0	2.0	1782	$2,100	$1.18	44d	1	0.77mi
171 Baker Field Ln SE Ludowici, GA	4.0	2.0	1807	$2,350	$1.30	44d	1	1.40mi

Listing history 33 events

1. 2026-06-19
   days on market $266,000 Active 58 DOM
2. 2026-06-18
   days on market $266,000 Active 57 DOM
3. 2026-06-17
   days on market $266,000 Active 56 DOM
4. 2026-06-16
   days on market $266,000 Active 55 DOM
5. 2026-06-15
   days on market $266,000 Active 54 DOM
6. 2026-06-14
   days on market $266,000 Active 52 DOM
7. 2026-06-13
   days on market $266,000 Active 51 DOM
8. 2026-06-10
   days on market $266,000 Active 49 DOM
9. 2026-06-09
   days on market $266,000 Active 48 DOM
10. 2026-06-08
    days on market $266,000 Active 47 DOM
11. 2026-06-07
    days on market $266,000 Active 46 DOM
12. 2026-06-05
    days on market $266,000 Active 43 DOM
13. 2026-06-03
    statusdays on market $266,000 Active 42 DOM
14. 2026-06-02
    days on market $266,000 Price Change 41 DOM
15. 2026-06-01
    days on market $266,000 Price Change 40 DOM
16. 2026-05-31
    pricestatus $266,000 Price Change 39 DOM
17. 2026-05-31
    days on market $270,000 Active 39 DOM
18. 2026-05-30
    days on market $270,000 Active 38 DOM
19. 2026-01-06
    listed $270,000 New 839-char remark

    Show marketing remark (839 chars)

    Beautifully updated 4-bedroom, 2-bath home offering a versatile layout and spacious living areas. This property features a bonus flex space that can be used for a home office, playroom, or additional living area to fit your needs. The open living and dining areas provide a comfortable flow, ideal for everyday living and entertaining. Step outside to a large fenced backyard with plenty of room to enjoy outdoor activities, gardening, or relaxing. The yard includes multiple mature fruit trees, including orange and grapefruit, adding both charm and functionality to the space. Additional features include a fully functioning security system for added convenience and peace of mind. This home offers a great combination of space, flexibility, and outdoor appeal. Schedule your showing today to see all this property has to offer.

20. 2024-06-25
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

21. 2024-06-25
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

22. 2024-06-24
    soldstatus $235,000
23. 2024-06-21
    soldstatus $235,000 Closed 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

24. 2024-06-21
    soldstatus $235,000 Closed 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

25. 2024-06-21
    soldstatus $235,000

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

26. 2024-05-23
    historical Active Under Contract 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

27. 2024-04-19
    price $229,900 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

28. 2024-04-03
    listed $234,900 Active 313-char remark

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

29. 2024-04-03
    listed $229,900

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

30. 2024-04-03
    listed $229,900

    Show marketing remark (313 chars)

    Welcome to your new home. This four-bedroom rancher features a generous bonus room, an expansive owner's suite, and ample storage spaces. The eat-in kitchen provides a picturesque view of the vast fenced yard, offering endless potential. Unwind and delight in the absence of any HOA fees to concern yourself with.

31. 2014-12-18
    soldstatus $119,900
32. 2014-12-12
    soldstatus $119,900
33. 2004-06-20
    soldstatus $90,000

ⓘ 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: $2,716 · $226/mo
• Projected year-2 tax: $2,716 · $226/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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $27,624
• − Mortgage interest: −$14,900
• − Property taxes: −$2,716
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$7,738
• Taxable loss: −$3,480
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $1,873/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

• 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

+200.0% since first listed

15 events — show timeline

• 2026-01-06 Listed $270,000 GAMLS
• 2024-06-25 Pending — HABR
• 2024-06-25 Pending — HABR
• 2024-06-24 Sold (Public Records) $235,000 Public Records
• 2024-06-21 Sold (MLS) $235,000 Hive MLS
• 2024-06-21 Sold (MLS) $235,000 HABR
• 2024-06-21 Sold (MLS) $235,000 HABR
• 2024-05-23 Contingent — HABR
• 2024-04-19 Price Changed $229,900 HABR
• 2024-04-03 Listed $234,900 HABR
• 2024-04-03 Listed $229,900 Hive MLS
• 2024-04-03 Listed $229,900 Hive MLS
• 2014-12-18 Sold (Public Records) $119,900 Public Records
• 2014-12-12 Sold (MLS) $119,900 GAMLS
• 2004-06-20 Sold (Public Records) $90,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,716 · +81.9% YoY. Source: county tax records.