16 Joshua Way · Ludowici, GA 31316

$199,995

3 bd · 2.5 ba · 1,680 sqft · SingleFamily · 121 Days on market

Built 2026 Good condition 0.30 ac lot $119/sqft · 13% below area Est $231k · 13% 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 +20.4/30.0
• ARV discount +13.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.6/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

Key facts

• 0.3 acre lot
• Built 2026
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 412 active listings in the ZIP; 5 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).
• 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 $4k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, 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 121 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $175,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $230,958
• List price: $199,995
• Delta: -13.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3573 SE Arnall Dr	0.52mi	3/2.0	1,596 (-5%)	2mo	$246,900	$155	64
3597 SE Arnall Dr	0.50mi	4/2.0 (+1)	1,835 (+9%)	0mo	$255,000	$139	54
3649 Arnold Drive Dr SE	0.46mi	3/2.0	1,631 (-3%)	23mo	$233,850	$143	52
184 Fawn Ct	0.51mi	3/2.0	1,527 (-9%)	12mo	$282,595	$185	50
1261 Talmadge Rd	0.60mi	4/2.5 (+1)	1,609 (-4%)	13mo	$271,000	$168	49
139 Winchester Way SE	0.59mi	3/2.0	1,729 (+3%)	21mo	$255,000	$147	48
62 Fawn Ct	0.53mi	4/2.5 (+1)	1,810 (+8%)	12mo	$297,510	$164	47
425 Winchester Way SE	0.49mi	3/2.0	1,459 (-13%)	13mo	$219,000	$150	43
54 Winchester Way SE	0.53mi	4/2.0 (+1)	1,830 (+9%)	23mo	$260,000	$142	34
74 Griffin Rd	0.65mi	4/2.0 (+1)	1,565 (-7%)	22mo	$265,000	$169	33

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: 7.7%
• Equity multiple: 1.39×
• Total profit: $21,986
• Equity at exit: $69,930

10-year hold

• IRR: 11.6%
• Equity multiple: 2.43×
• Total profit: $80,208
• Equity at exit: $94,223

Cash invested: $55,999 (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: 412
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $262

Break-even live

Break-even rent $1,750

Max offer price $199,995

Occupancy floor 82%

Sensitivity live

Price	-10% $400	-5% $331	+0% $262	+5% $192	+10% $123
Rent	-10% $97	-5% $179	+0% $262	+5% $344	+10% $426
Rate	-1.0pp $362	-0.5pp $312	base $262	+0.5pp $210	+1.0pp $157

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: $49,999
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	45d	1	1.00mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	45d	1	1.20mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	45d	1	1.41mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	45d	1	1.42mi
559 McCumber Dr Allenhurst, GA	3.0	2.0	1936	$1,800	$0.93	45d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $199,995 Active 121 DOM
2. 2026-06-19
   days on market $199,995 Active 119 DOM
3. 2026-06-18
   days on market $199,995 Active 118 DOM
4. 2026-06-17
   days on market $199,995 Active 117 DOM
5. 2026-06-16
   days on market $199,995 Active 116 DOM
6. 2026-06-15
   days on market $199,995 Active 115 DOM
7. 2026-06-14
   days on market $199,995 Active 113 DOM
8. 2026-06-13
   pricedays on market $199,995 Active 112 DOM
9. 2026-06-10
   pricedays on market $199,997 Active 110 DOM
10. 2026-06-09
    days on market $199,998 Active 109 DOM
11. 2026-06-09
    price $199,998 Active 108 DOM
12. 2026-06-08
    pricedays on market $199,999 Active 108 DOM
13. 2026-06-07
    pricedays on market $209,938 Active 107 DOM
14. 2026-06-05
    pricedays on market $209,939 Active 104 DOM
15. 2026-06-03
    days on market $209,940 Active 103 DOM
16. 2026-06-03
    price $209,940 Active 102 DOM
17. 2026-06-02
    days on market $209,942 Active 102 DOM
18. 2026-06-01
    days on market $209,942 Active 101 DOM
19. 2026-05-31
    days on market $209,942 Active 100 DOM
20. 2026-05-30
    days on market $209,942 Active 99 DOM
21. 2026-05-19
    price $209,945 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

22. 2026-05-15
    price $209,948 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

23. 2026-05-13
    price $209,949 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

24. 2026-05-12
    price $209,950 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

25. 2026-05-05
    price $209,951 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

26. 2026-05-04
    price $209,953 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

27. 2026-05-01
    price $209,954 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

28. 2026-04-30
    price $209,955 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

29. 2026-04-30
    price $209,956 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

30. 2026-04-28
    price $209,957 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

31. 2026-04-27
    price $209,958 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

32. 2026-04-24
    price $209,959 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

33. 2026-04-23
    price $209,960 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

34. 2026-04-23
    price $209,961 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

35. 2026-04-22
    price $209,962 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

36. 2026-04-16
    price $209,963 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

37. 2026-04-15
    price $209,964 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

38. 2026-04-15
    price $209,965 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

39. 2026-04-09
    price $209,967 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

40. 2026-04-08
    price $209,969 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

41. 2026-04-07
    price $209,970 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

42. 2026-04-07
    price $209,971 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

43. 2026-04-04
    price $209,972 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

44. 2026-04-02
    price $209,973 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

45. 2026-04-01
    price $209,974 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

46. 2026-03-31
    price $209,975 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

47. 2026-03-30
    price $209,976 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

48. 2026-03-26
    price $209,977 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

49. 2026-03-25
    price $209,979 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

50. 2026-03-24
    price $209,980 543-char remark

    Show marketing remark (543 chars)

    LOT 38 SITS ON ABOUT HALF AND ACRE!!! ! GO VA AND FHA ! Don't miss out on this Charming NEW 3 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 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: $24,967
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$5,818
• Taxable loss: −$48
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $3,150/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 · 11 photos

Good 80/100 None rehab

This charming home is in excellent condition with modern updates and a well-maintained exterior. It's move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value
• Both Replace countertops — Modern countertops can enhance the kitchen's appearance and functionality
• Both Install new lighting fixtures — Upgraded lighting can improve the home's ambiance and increase its value
• Both Add a small outdoor seating area — A cozy outdoor space can increase the home's appeal and value
• Both Install a smart home system — A smart home system can increase the home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value ↑
• Both Replace countertops — Modern countertops can enhance the kitchen's appearance and functionality ↑
• Both Install new lighting fixtures — Upgraded lighting can improve the home's ambiance and increase its value ↑
• Both Add a small outdoor seating area — A cozy outdoor space can increase the home's appeal and value ↑
• Both Install a smart home system — A smart home system can increase the home's value and appeal to tech-savvy buyers ↑

ⓘ 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

• 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

46 events — show timeline

• 2026-05-19 Price Changed $209,945 HABR
• 2026-05-15 Price Changed $209,948 HABR
• 2026-05-13 Price Changed $209,949 HABR
• 2026-05-12 Price Changed $209,950 HABR
• 2026-05-05 Price Changed $209,951 HABR
• 2026-05-04 Price Changed $209,953 HABR
• 2026-05-01 Price Changed $209,954 HABR
• 2026-04-30 Price Changed $209,955 HABR
• 2026-04-30 Price Changed $209,956 HABR
• 2026-04-28 Price Changed $209,957 HABR
• 2026-04-27 Price Changed $209,958 HABR
• 2026-04-24 Price Changed $209,959 HABR
• 2026-04-23 Price Changed $209,960 HABR
• 2026-04-23 Price Changed $209,961 HABR
• 2026-04-22 Price Changed $209,962 HABR
• 2026-04-16 Price Changed $209,963 HABR
• 2026-04-15 Price Changed $209,964 HABR
• 2026-04-15 Price Changed $209,965 HABR
• 2026-04-09 Price Changed $209,967 HABR
• 2026-04-08 Price Changed $209,969 HABR
• 2026-04-07 Price Changed $209,970 HABR
• 2026-04-07 Price Changed $209,971 HABR
• 2026-04-04 Price Changed $209,972 HABR
• 2026-04-02 Price Changed $209,973 HABR
• 2026-04-01 Price Changed $209,974 HABR
• 2026-03-31 Price Changed $209,975 HABR
• 2026-03-30 Price Changed $209,976 HABR
• 2026-03-26 Price Changed $209,977 HABR
• 2026-03-25 Price Changed $209,979 HABR
• 2026-03-24 Price Changed $209,980 HABR
• 2026-03-24 Price Changed $209,981 HABR
• 2026-03-21 Price Changed $209,982 HABR
• 2026-03-20 Price Changed $209,983 HABR
• 2026-03-17 Price Changed $209,984 HABR
• 2026-03-17 Price Changed $209,985 HABR
• 2026-03-14 Price Changed $209,986 HABR
• 2026-03-12 Price Changed $209,987 HABR
• 2026-03-11 Price Changed $209,989 HABR
• 2026-03-10 Price Changed $209,990 HABR
• 2026-03-09 Price Changed $209,991 HABR
• 2026-03-07 Price Changed $209,992 HABR
• 2026-03-04 Price Changed $209,993 HABR
• 2026-02-28 Price Changed $209,995 HABR
• 2026-02-26 Price Changed $209,996 HABR
• 2026-02-25 Price Changed $209,997 HABR
• 2026-02-15 Listed $209,998 HABR