69 Babe Landon Ln · Midway, GA 31309

$290,000

4 bd · 3.0 ba · 2,128 sqft · Other public records · 93 Days on market

Built 2024 1.12 ac lot $136/sqft · 26% above area Est $231k · 26% over

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Why this score? — see what drove the F 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 +11.4/30.0
• Appreciation +5.5/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

Key facts

• No hoa restrictions
• Over an acre of land
• Fenced backyard

Tags

• FENCED BACKYARD
• MULTIPLE FAMILY AREAS
• LARGE OPEN FLOOR PLAN
• NO HOA RESTRICTIONS
• OVER AN ACRE OF LAND
• MINUTES FROM FORT STEWART

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (24.5% below list).
• Recommended offer: $219k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Midway — 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 65/100 on livability (#219 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Liberty County (urban): math 19% / reading 28% proficiency, ranked #133 of 174 in GA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Liberty County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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 $218,811 (24.5% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $230,529
• List price: $290,000
• Delta: 25.80%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $108
• Equity at exit: $100,120

10-year hold

• IRR: 4.8%
• Equity multiple: 1.58×
• Total profit: $47,443
• Equity at exit: $133,919

Cash invested: $81,200 (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 31309

• Home prices YoY: 0.6%
• Active inventory: 9
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,188 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-99

Break-even live

Break-even rent $2,313

Max offer price $272,551

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-17	+0% $-99	+5% $-181	+10% $-263
Rent	-10% $-272	-5% $-185	+0% $-99	+5% $-12	+10% $74
Rate	-1.0pp $47	-0.5pp $-25	base $-99	+0.5pp $-174	+1.0pp $-250

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $290,000 Active 93 DOM
2. 2026-06-19
   days on market $290,000 Active 91 DOM
3. 2026-06-18
   days on market $290,000 Active 90 DOM
4. 2026-06-17
   days on market $290,000 Active 89 DOM
5. 2026-06-16
   days on market $290,000 Active 88 DOM
6. 2026-06-15
   days on market $290,000 Active 87 DOM
7. 2026-06-14
   days on market $290,000 Active 85 DOM
8. 2026-06-13
   days on market $290,000 Active 84 DOM
9. 2026-06-10
   days on market $290,000 Active 82 DOM
10. 2026-06-09
    days on market $290,000 Active 81 DOM
11. 2026-06-08
    days on market $290,000 Active 80 DOM
12. 2026-06-07
    days on market $290,000 Active 79 DOM
13. 2026-06-05
    days on market $290,000 Active 76 DOM
14. 2026-06-03
    days on market $290,000 Active 75 DOM
15. 2026-06-02
    days on market $290,000 Active 74 DOM
16. 2026-06-01
    days on market $290,000 Active 73 DOM
17. 2026-05-31
    days on market $290,000 Active 72 DOM
18. 2026-05-30
    days on market $290,000 Active 71 DOM
19. 2026-04-07
    status Active 1094-char remark

    Show marketing remark (1094 chars)

    This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

20. 2026-04-06
    status Active 1094-char remark

    Show marketing remark (1094 chars)

    This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

21. 2026-03-27
    historical Active Under Contract 1094-char remark

    Show marketing remark (1094 chars)

    This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

22. 2026-03-27
    historical Active Under Contract 1094-char remark

    Show marketing remark (1094 chars)

    This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

23. 2026-03-19
    listed $290,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

24. 2026-03-19
    listed $290,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    This spacious mobile home offers the perfect blend of comfort, privacy, and opportunity, featuring four generously sized bedrooms and three full bathrooms with two flex rooms on over an acre of land. With a large open floor plan, this home boasts a bright and inviting living room that flows seamlessly into a spacious kitchen. Ideal for everyday living and entertaining family and friends. Whether you're hosting holiday celebrations or casual cookouts with friends, this home is perfect for all your needs. The fenced backyard offers both security and space, perfect for family fun and entertainment with plenty of room for your fur babies to run and play. Enjoy frequent wildlife sightings adding a peaceful, natural touch; perfect for those who enjoy hunting or simply being outdoors. Just minutes from Richmond Hill, Interstate 95, Hinesville and Fort Stewart. This home is a fantastic option for military families or anyone needing extra space to suit their family lifestyle. With no HOA restrictions and ample room to expand, this property is full of potential to truly make it your own.

25. 2024-06-07
    soldstatus $260,000

ⓘ 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: $2,229 · $186/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$439/yr (+$37/mo · 19.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 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: $26,257
• − Mortgage interest: −$16,245
• − Property taxes: −$2,229
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$8,436
• Taxable loss: −$6,304
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $328/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: Liberty County
• NCES district ID: 1303300
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $43,911
• Composite: 20.2/100
• National rank: #8630
• State rank: #133 of 174 in GA

Livability — Midway

• Score: 65/100
• State rank: #219
• US rank: #12952

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,794
• Population (ZIP): 508

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 58,689 people
• By 2030: 57,670 · -1.7%
• By 2040: 55,750 · -5.0%
• By 2050: 54,155 · -7.7%
• By 2075: 58,947 · +0.4%
• By 2100: 66,919 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 21% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Liberty

• 2024 margin: D (+17.4) · D 58.5% · R 41.0%
• 2008→2024 swing: -10.9pp toward R · 2008: 28.4pp · 2024: 17.4pp
• All cycles: 2024: D+17.4 2020: D+24.1 2016: D+21.2 2012: D+30.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.07%
• Current HPI: 179.9805
• Rent YoY: —
• Metro: —
• 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

+11.5% since first listed

7 events — show timeline

• 2026-04-07 Relisted — HABR
• 2026-04-06 Relisted — Hive MLS
• 2026-03-27 Contingent — Hive MLS
• 2026-03-27 Contingent — HABR
• 2026-03-19 Listed $290,000 Hive MLS
• 2026-03-19 Listed $290,000 HABR
• 2024-06-07 Sold (Public Records) $260,000 Public Records

Property tax history

+274.8%/yr

Latest (2025): $2,229 · +274.8% YoY. Source: county tax records.