1074 Martin Rd · Midway, GA 31320

$207,500

3 bd · 2.5 ba · 1,532 sqft · Condo public records · 80 Days on market

Built 2007 $135/sqft · 20% above area Est $173k · 20% over ↓ 51% since listing

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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 +18.4/30.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1074 Martin Road, a spacious 1,532 square foot townhome in Midway that offers the rare freedom of no HOA fees. This sought-after floor plan features a primary suite on the main level, providing a private retreat with an ensuite bathroom and walk-in closet for true one-level living convenience. The heart of the home is an expansive open-concept living area that flows naturally into the dining space and a functional kitchen equipped with classic wood cabinetry, and breakfast bar. A dedicated laundry room and a convenient half-bath are also located on the first floor for maximum practicality. The second story provides two additional well-proportioned bedrooms and a second full bathroom, creating the perfect layout for a home office, guest quarters, or a growing family. Throughout the interior, neutral tones and large windows create a bright and welcoming atmosphere ready for your personal touch. The exterior includes a private one-car garage and driveway. Perfectly situated just minutes from I-95, this home offers an easy commute to Fort Stewart, Hunter Army Airfield, Richmond Hill, and historic Savannah.

Key facts

• Garage
• Built 2007
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $208k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $199k (3.9% below list).
• Recommended offer: $195k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 80 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $130k; list at $208k implies a 60% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $172,654
• List price: $207,500
• Delta: 20.18%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-21,254
• Equity at exit: $30,939

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,584
• Equity at exit: $17,941

Cash invested: $58,100 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,088
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $194

Break-even live

Break-even rent $1,749

Max offer price $207,500

Occupancy floor 85%

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Jane St Midway, GA	3.0	2.0	1176	$2,150	$1.83	44d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-19
   days on market $207,500 Active 80 DOM
2. 2026-06-18
   days on market $207,500 Active 79 DOM
3. 2026-06-17
   days on market $207,500 Active 78 DOM
4. 2026-06-16
   days on market $207,500 Active 77 DOM
5. 2026-06-15
   days on market $207,500 Active 76 DOM
6. 2026-06-14
   days on market $207,500 Active 74 DOM
7. 2026-06-13
   days on market $207,500 Active 73 DOM
8. 2026-06-10
   days on market $207,500 Active 71 DOM
9. 2026-06-09
   days on market $207,500 Active 70 DOM
10. 2026-06-09
    price $207,500 Active 69 DOM
11. 2026-06-08
    days on market $215,000 Active 69 DOM
12. 2026-06-07
    days on market $215,000 Active 68 DOM
13. 2026-06-05
    days on market $215,000 Active 65 DOM
14. 2026-06-03
    days on market $215,000 Active 64 DOM
15. 2026-06-02
    days on market $215,000 Active 63 DOM
16. 2026-06-01
    days on market $215,000 Active 62 DOM
17. 2026-05-31
    days on market $215,000 Active 61 DOM
18. 2026-05-30
    days on market $215,000 Active 60 DOM
19. 2026-04-01
    listed $215,000 New 1130-char remark

    Show marketing remark (1130 chars)

    Welcome to 1074 Martin Road, a spacious 1,532 square foot townhome in Midway that offers the rare freedom of no HOA fees. This sought-after floor plan features a primary suite on the main level, providing a private retreat with an ensuite bathroom and walk-in closet for true one-level living convenience. The heart of the home is an expansive open-concept living area that flows naturally into the dining space and a functional kitchen equipped with classic wood cabinetry, and breakfast bar. A dedicated laundry room and a convenient half-bath are also located on the first floor for maximum practicality. The second story provides two additional well-proportioned bedrooms and a second full bathroom, creating the perfect layout for a home office, guest quarters, or a growing family. Throughout the interior, neutral tones and large windows create a bright and welcoming atmosphere ready for your personal touch. The exterior includes a private one-car garage and driveway. Perfectly situated just minutes from I-95, this home offers an easy commute to Fort Stewart, Hunter Army Airfield, Richmond Hill, and historic Savannah.

20. 2026-04-01
    listed $215,000 Active 1130-char remark

    Show marketing remark (1130 chars)

    Welcome to 1074 Martin Road, a spacious 1,532 square foot townhome in Midway that offers the rare freedom of no HOA fees. This sought-after floor plan features a primary suite on the main level, providing a private retreat with an ensuite bathroom and walk-in closet for true one-level living convenience. The heart of the home is an expansive open-concept living area that flows naturally into the dining space and a functional kitchen equipped with classic wood cabinetry, and breakfast bar. A dedicated laundry room and a convenient half-bath are also located on the first floor for maximum practicality. The second story provides two additional well-proportioned bedrooms and a second full bathroom, creating the perfect layout for a home office, guest quarters, or a growing family. Throughout the interior, neutral tones and large windows create a bright and welcoming atmosphere ready for your personal touch. The exterior includes a private one-car garage and driveway. Perfectly situated just minutes from I-95, this home offers an easy commute to Fort Stewart, Hunter Army Airfield, Richmond Hill, and historic Savannah.

21. 2026-04-01
    listed $215,000 Active

    Show marketing remark (1130 chars)

    Welcome to 1074 Martin Road, a spacious 1,532 square foot townhome in Midway that offers the rare freedom of no HOA fees. This sought-after floor plan features a primary suite on the main level, providing a private retreat with an ensuite bathroom and walk-in closet for true one-level living convenience. The heart of the home is an expansive open-concept living area that flows naturally into the dining space and a functional kitchen equipped with classic wood cabinetry, and breakfast bar. A dedicated laundry room and a convenient half-bath are also located on the first floor for maximum practicality. The second story provides two additional well-proportioned bedrooms and a second full bathroom, creating the perfect layout for a home office, guest quarters, or a growing family. Throughout the interior, neutral tones and large windows create a bright and welcoming atmosphere ready for your personal touch. The exterior includes a private one-car garage and driveway. Perfectly situated just minutes from I-95, this home offers an easy commute to Fort Stewart, Hunter Army Airfield, Richmond Hill, and historic Savannah.

22. 2021-06-18
    soldstatus $129,900
23. 2021-06-14
    soldstatus $129,900
24. 2021-04-22
    listed $129,900
25. 2017-01-24
    historical
26. 2017-01-03
    listed $99,000
27. 2013-07-01
    soldstatus $80,000
28. 2012-08-30
    listed $84,900
29. 2012-07-24
    soldstatus $440,000

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,486 · $207/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 3/10 Moderate
• 🌡 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: $23,940
• − Mortgage interest: −$11,623
• − Property taxes: −$2,486
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,036
• Taxable loss: −$1,074
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $2,589/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

• Census place: Midway, GA
• 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

-51.1% since first listed

11 events — show timeline

• 2026-04-01 Listed $215,000 HABR
• 2026-04-01 Listed $215,000 GAMLS
• 2026-04-01 Listed $215,000 Hive MLS
• 2021-06-18 Sold (Public Records) $129,900 Public Records
• 2021-06-14 Sold (MLS) $129,900 Hive MLS
• 2021-04-22 Listed $129,900 Hive MLS
• 2017-01-24 Listing Removed — Hive MLS
• 2017-01-03 Listed $99,000 Hive MLS
• 2013-07-01 Sold (MLS) $80,000 Hive MLS
• 2012-08-30 Listed $84,900 Hive MLS
• 2012-07-24 Sold (Public Records) $440,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,486 · -24.2% YoY. Source: county tax records.