9081 E Oglethorpe Hwy · Midway, GA 31320

$104,895

4 bd · 1.0 ba · 1,453 sqft · Other · 27 Days on market

Built 1946 Poor condition 0.43 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was built in the 1930 sits on 1 acre property is being sold AS IS, if you have a history buff who like to bring history back this is it, this property has 4 bedrooms , 1 bath Fireplace in several rooms , 2 story , kitchen is separate with enclose screen porch, his house have stood the test of time

Key facts

• 0.43 acre lot
• Built 1946
• Listed 26 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Well water; Septic tank sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1946
• Construction: Wood siding construction; Built in 1946
• Exterior features: Level lot; Other lot features; Other roof

Interior

• Kitchen: Appliances: Other
• Bedrooms: Four bedrooms all on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Other interior features; One-level living; No basement; No fireplaces
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Liberty Elementary School (math 23% / reading 23%, grade F, #797 of 1,228 statewide, top 65%, 737 students, 65% FRL); Midway Middle School (math 18% / reading 39%, grade F, #260 of 470 statewide, top 56%, 707 students, 65% FRL).
• 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 35% 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 $725 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $30k; list at $105k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,321 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1946 — 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: 2.15% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.75%
• DSCR: 2.99
• GRM: 3.9

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: 41.8%
• Equity multiple: 2.80×
• Total profit: $52,768
• Equity at exit: $15,640

10-year hold

• IRR: 48.0%
• Equity multiple: 5.62×
• Total profit: $135,812
• Equity at exit: $9,069

Cash invested: $29,371 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,095

Break-even live

Break-even rent $868

Max offer price $104,895

Occupancy floor 46%

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: $26,224
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 E Beaver Ln Midway, GA	3.0	2.0	1806	$2,100	$1.16	44d	1	0.20mi

Listing history 22 events

1. 2026-06-19
   days on market $104,895 Active 27 DOM
2. 2026-06-18
   days on market $104,895 Active 26 DOM
3. 2026-06-17
   days on market $104,895 Active 25 DOM
4. 2026-06-16
   days on market $104,895 Active 24 DOM
5. 2026-06-15
   days on market $104,895 Active 23 DOM
6. 2026-06-14
   days on market $104,895 Active 21 DOM
7. 2026-06-13
   days on market $104,895 Active 20 DOM
8. 2026-06-10
   days on market $104,895 Active 18 DOM
9. 2026-06-09
   days on market $104,895 Active 17 DOM
10. 2026-06-08
    days on market $104,895 Active 16 DOM
11. 2026-06-07
    days on market $104,895 Active 15 DOM
12. 2026-06-05
    days on market $104,895 Active 12 DOM
13. 2026-06-03
    days on market $104,895 Active 11 DOM
14. 2026-06-02
    days on market $104,895 Active 10 DOM
15. 2026-06-01
    days on market $104,895 Active 9 DOM
16. 2026-05-31
    days on market $104,895 Active 8 DOM
17. 2026-05-30
    days on market $104,895 Active 7 DOM
18. 2026-05-23
    listed $104,895 Price Change
19. 2025-12-29
    historical
20. 2025-12-18
    listed $1 New
21. 2019-12-18
    soldstatus $30,000 308-char remark

    Show marketing remark (308 chars)

    This home was built in the 1930 sits on 1 acre property is being sold AS IS, if you have a history buff who like to bring history back this is it, this property has 4 bedrooms , 1 bath Fireplace in several rooms , 2 story , kitchen is separate with enclose screen porch, his house have stood the test of time

22. 2019-05-21
    listed $60,000 308-char remark

    Show marketing remark (308 chars)

    This home was built in the 1930 sits on 1 acre property is being sold AS IS, if you have a history buff who like to bring history back this is it, this property has 4 bedrooms , 1 bath Fireplace in several rooms , 2 story , kitchen is separate with enclose screen porch, his house have stood the test of time

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,057
• − Mortgage interest: −$5,876
• − Property taxes: −$1,107
• − Insurance: −$524
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$3,051
• Taxable income: $12,169
• Est. tax owed @ 24.0%: −$2,921
• After-tax cash flow: $10,222/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 · 5 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a major roof replacement and exterior painting, to become move-in ready and increase its value.

Repairs flagged

• Major Exterior siding — Significant damage and peeling
• Major Roof — Aged metal roof
• Major Landscaping — Overgrown vegetation and unkempt yard

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Roof replacement — Critical safety and value improvement

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and peeling	Major	$15,000–50,000
Roof · Aged metal roof	Major	$15,000–50,000
Landscaping · Overgrown vegetation and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Roof replacement — Critical safety and value improvement ↑

ⓘ 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: 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

+74.8% since first listed

5 events — show timeline

• 2026-05-23 Listed $104,895 GAMLS
• 2025-12-29 Listing Removed — GAMLS
• 2025-12-18 Listed $1 GAMLS
• 2019-12-18 Sold (MLS) $30,000 HABR
• 2019-05-21 Listed $60,000 HABR

Property tax history

+4.9%/yr

Latest (2025): $1,107 · +9.7% YoY. Source: county tax records.