156 Diamond Ln · Midway, GA 31320

$199,999

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 55 Days on market

Built 1972 0.68 ac lot

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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).

• Cash flow +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or savvy buyers! With a brand-new roof and new HVAC system already in place, this home has a solid head start and is prepped for the finishing touches. Whether you're looking to renovate and resell or customize your dream home, the heavy lifting is done—just bring your vision to life. Don't miss your chance to turn this ready-to-renovate property into something special!

Key facts

• Key system upgrades
• 0.68-acre lot
• 0.68 acre lot

Tags

• 0.68-ACRE LOT
• KEY SYSTEM UPGRADES
• SHORT DRIVE TO FORT STEWART
• QUIETER RESIDENTIAL SETTING

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Built area approximately 1500 (living space)
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; No fireplace; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $183k (8.3% below list).
• Recommended offer: $183k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.3% 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: 211 active listings in the ZIP; solid renter incomes; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Liberty County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

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 $183,321 (8.3% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.92% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-17,710
• Equity at exit: $29,821

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,298
• Equity at exit: $17,292

Cash invested: $56,000 (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 31320

• Home prices YoY: -9.7%
• Active inventory: 211
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $232

Break-even live

Break-even rent $1,540

Max offer price $199,999

Occupancy floor 82%

Sensitivity live

Price	-10% $345	-5% $289	+0% $232	+5% $175	+10% $119
Rent	-10% $87	-5% $160	+0% $232	+5% $304	+10% $377
Rate	-1.0pp $333	-0.5pp $283	base $232	+0.5pp $180	+1.0pp $127

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-15
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-03-22
   price $199,999
4. 2026-03-16
   price $210,000
5. 2026-02-19
   price $220,000
6. 2026-02-19
   listed $215,000 Active
7. 2025-09-30
   soldstatus $70,000
8. 2025-09-26
   soldstatus $70,000 410-char remark

   Show marketing remark (410 chars)

   Great opportunity for investors or savvy buyers! With a brand-new roof and new HVAC system already in place, this home has a solid head start and is prepped for the finishing touches. Whether you're looking to renovate and resell or customize your dream home, the heavy lifting is done—just bring your vision to life. Don't miss your chance to turn this ready-to-renovate property into something special!

9. 2025-06-26
   listed $77,500 410-char remark

   Show marketing remark (410 chars)

   Great opportunity for investors or savvy buyers! With a brand-new roof and new HVAC system already in place, this home has a solid head start and is prepped for the finishing touches. Whether you're looking to renovate and resell or customize your dream home, the heavy lifting is done—just bring your vision to life. Don't miss your chance to turn this ready-to-renovate property into something special!

10. 2025-06-25
    soldstatus $51,490
11. 2023-04-25
    soldstatus $70,000
12. 2023-04-21
    soldstatus $70,000 Closed 266-char remark

    Show marketing remark (266 chars)

    Calling All First-time home buyers. Investor Choice! This Affordable 3 bedrooms and 1 bathroom home is a pillar of the community. Large 0.68 acre lot located in Midway, Georgia just a short commute from Fort Stewart, Georgia. NO HOA!!! Well established neighborhood.

13. 2023-04-06
    historical Active Under Contract 266-char remark

    Show marketing remark (266 chars)

    Calling All First-time home buyers. Investor Choice! This Affordable 3 bedrooms and 1 bathroom home is a pillar of the community. Large 0.68 acre lot located in Midway, Georgia just a short commute from Fort Stewart, Georgia. NO HOA!!! Well established neighborhood.

14. 2023-03-27
    status Active 266-char remark

    Show marketing remark (266 chars)

    Calling All First-time home buyers. Investor Choice! This Affordable 3 bedrooms and 1 bathroom home is a pillar of the community. Large 0.68 acre lot located in Midway, Georgia just a short commute from Fort Stewart, Georgia. NO HOA!!! Well established neighborhood.

15. 2023-03-20
    listed Active Under Contract 266-char remark

    Show marketing remark (266 chars)

    Calling All First-time home buyers. Investor Choice! This Affordable 3 bedrooms and 1 bathroom home is a pillar of the community. Large 0.68 acre lot located in Midway, Georgia just a short commute from Fort Stewart, Georgia. NO HOA!!! Well established neighborhood.

16. 2023-02-27
    listed $75,000 266-char remark

    Show marketing remark (266 chars)

    Calling All First-time home buyers. Investor Choice! This Affordable 3 bedrooms and 1 bathroom home is a pillar of the community. Large 0.68 acre lot located in Midway, Georgia just a short commute from Fort Stewart, Georgia. NO HOA!!! Well established neighborhood.

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$830/yr (+$69/mo · 82.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 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: $21,999
• − Mortgage interest: −$11,203
• − Property taxes: −$1,010
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$5,818
• Taxable loss: −$552
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,916/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

• County: Liberty County · 58,565 people
• City population: 10,794
• Metro: Hinesville, GA
• Population (ZIP): 10,794
• Household income: $77,195
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 136.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Black 33% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -25.67%
• Current HPI: 239.3136
• 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

+166.7% since first listed

16 events — show timeline

• 2026-04-15 Pending — HABR
• 2026-04-08 Contingent — HABR
• 2026-03-22 Price Changed $199,999 HABR
• 2026-03-16 Price Changed $210,000 HABR
• 2026-02-19 Price Changed $220,000 HABR
• 2026-02-19 Listed $215,000 HABR
• 2025-09-30 Sold (Public Records) $70,000 Public Records
• 2025-09-26 Sold (MLS) $70,000 Hive MLS
• 2025-06-26 Listed $77,500 Hive MLS
• 2025-06-25 Sold (Public Records) $51,490 Public Records
• 2023-04-25 Sold (Public Records) $70,000 Public Records
• 2023-04-21 Sold (MLS) $70,000 HABR
• 2023-04-06 Contingent — HABR
• 2023-03-27 Relisted — HABR
• 2023-03-20 Listed — HABR
• 2023-02-27 Listed $75,000 HABR

Property tax history

+116.0%/yr

Latest (2025): $1,010 · +43.8% YoY. Source: county tax records.