79 Terry Dr · Midway, GA 31320

$199,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 79 Days on market

Built 1973 7,840 sqft lot $139/sqft · 24% below area Est $280k · 29% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• 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

Fully Renovated 4BR/2BA Mobile Home - Move-In Ready with Waterfront Views! Welcome to 79 Terry Dr, a fully renovated 4-bedroom, 2-bathroom home offering space, comfort, and modern finishes throughout. This property has been completely refreshed from top to bottom, making it a perfect option for homeowners or investors alike. Step inside to find a bright and open layout featuring new flooring, fresh paint, and a clean, modern feel. The kitchen has been completely renovated with new finishes and provides plenty of space for cooking and gathering. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a private bath, while the additional three bedrooms provide flexibility forguests, or a home office. Both bathrooms have been fully renovated with modern fixtures, giving the home a clean, move-in-ready feel. Step outside and enjoy what truly sets this property apart-a covered patio perfect for relaxing or entertaining, along with a private deck overlooking the water. Whether you're enjoying your morning coffee or winding down in the evening, the waterfront setting provides a peaceful backdrop that's hard to find at this price point. Located in Midway, just a short drive to Hinesville, Richmond Hill, and the Savannah area, this property offers convenience while maintaining a more relaxed, residential atmosphere. Whether you're looking for a primary residence or a strong rental opportunity, this home checks all the boxes.

Key facts

• Private deck
• Waterfront views
• Covered patio

Tags

• WATERFRONT VIEWS
• COVERED PATIO
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/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: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 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 33% 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 79 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $200k implies a 135% 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $280,198
• List price: $199,900
• Delta: -28.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 CC Jones St	0.52mi	4/2.0 (+1)	1,542 (+7%)	1mo	$217,000	$141	58
28 Leon Ln	0.24mi	3/2.0	1,568 (+9%)	24mo	$220,000	$140	54
164 Monroe St	0.26mi	3/2.0	1,600 (+11%)	21mo	$210,000	$131	52
168 Hollingsworth Blvd	0.44mi	3/2.0	1,650 (+15%)	13mo	$80,000	$48	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-435
• Equity at exit: $29,806

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $40,539
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $503

Break-even live

Break-even rent $1,509

Max offer price $199,900

Occupancy floor 72%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Jane St Midway, GA	3.0	2.0	1176	$2,150	$1.83	43d	1	1.20mi
70 Martin Rd Midway, GA	2.0	1.0	1000	$1,400	$1.40	43d	1	1.35mi

Listing history 21 events

1. 2026-06-19
   days on market $199,900 Active 79 DOM
2. 2026-06-18
   days on market $199,900 Active 78 DOM
3. 2026-06-17
   days on market $199,900 Active 77 DOM
4. 2026-06-16
   days on market $199,900 Active 76 DOM
5. 2026-06-15
   days on market $199,900 Active 75 DOM
6. 2026-06-14
   days on market $199,900 Active 73 DOM
7. 2026-06-13
   statusdays on market $199,900 Active 72 DOM
8. 2026-06-10
   pricestatusdays on market $199,900 Price Change 70 DOM
9. 2026-06-09
   days on market $219,900 Active 69 DOM
10. 2026-06-08
    days on market $219,900 Active 68 DOM
11. 2026-06-07
    days on market $219,900 Active 67 DOM
12. 2026-06-05
    days on market $219,900 Active 64 DOM
13. 2026-06-03
    days on market $219,900 Active 63 DOM
14. 2026-06-02
    days on market $219,900 Active 62 DOM
15. 2026-06-01
    days on market $219,900 Active 61 DOM
16. 2026-05-31
    days on market $219,900 Active 60 DOM
17. 2026-05-30
    days on market $219,900 Active 59 DOM
18. 2026-04-29
    price $219,900 1472-char remark

    Show marketing remark (1472 chars)

    Fully Renovated 4BR/2BA Mobile Home - Move-In Ready with Waterfront Views! Welcome to 79 Terry Dr, a fully renovated 4-bedroom, 2-bathroom home offering space, comfort, and modern finishes throughout. This property has been completely refreshed from top to bottom, making it a perfect option for homeowners or investors alike. Step inside to find a bright and open layout featuring new flooring, fresh paint, and a clean, modern feel. The kitchen has been completely renovated with new finishes and provides plenty of space for cooking and gathering. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a private bath, while the additional three bedrooms provide flexibility forguests, or a home office. Both bathrooms have been fully renovated with modern fixtures, giving the home a clean, move-in-ready feel. Step outside and enjoy what truly sets this property apart-a covered patio perfect for relaxing or entertaining, along with a private deck overlooking the water. Whether you're enjoying your morning coffee or winding down in the evening, the waterfront setting provides a peaceful backdrop that's hard to find at this price point. Located in Midway, just a short drive to Hinesville, Richmond Hill, and the Savannah area, this property offers convenience while maintaining a more relaxed, residential atmosphere. Whether you're looking for a primary residence or a strong rental opportunity, this home checks all the boxes.

19. 2026-04-13
    price $224,900 1472-char remark

    Show marketing remark (1472 chars)

    Fully Renovated 4BR/2BA Mobile Home - Move-In Ready with Waterfront Views! Welcome to 79 Terry Dr, a fully renovated 4-bedroom, 2-bathroom home offering space, comfort, and modern finishes throughout. This property has been completely refreshed from top to bottom, making it a perfect option for homeowners or investors alike. Step inside to find a bright and open layout featuring new flooring, fresh paint, and a clean, modern feel. The kitchen has been completely renovated with new finishes and provides plenty of space for cooking and gathering. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a private bath, while the additional three bedrooms provide flexibility forguests, or a home office. Both bathrooms have been fully renovated with modern fixtures, giving the home a clean, move-in-ready feel. Step outside and enjoy what truly sets this property apart-a covered patio perfect for relaxing or entertaining, along with a private deck overlooking the water. Whether you're enjoying your morning coffee or winding down in the evening, the waterfront setting provides a peaceful backdrop that's hard to find at this price point. Located in Midway, just a short drive to Hinesville, Richmond Hill, and the Savannah area, this property offers convenience while maintaining a more relaxed, residential atmosphere. Whether you're looking for a primary residence or a strong rental opportunity, this home checks all the boxes.

20. 2026-04-01
    listed $229,900 New 1472-char remark

    Show marketing remark (1472 chars)

    Fully Renovated 4BR/2BA Mobile Home - Move-In Ready with Waterfront Views! Welcome to 79 Terry Dr, a fully renovated 4-bedroom, 2-bathroom home offering space, comfort, and modern finishes throughout. This property has been completely refreshed from top to bottom, making it a perfect option for homeowners or investors alike. Step inside to find a bright and open layout featuring new flooring, fresh paint, and a clean, modern feel. The kitchen has been completely renovated with new finishes and provides plenty of space for cooking and gathering. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a private bath, while the additional three bedrooms provide flexibility forguests, or a home office. Both bathrooms have been fully renovated with modern fixtures, giving the home a clean, move-in-ready feel. Step outside and enjoy what truly sets this property apart-a covered patio perfect for relaxing or entertaining, along with a private deck overlooking the water. Whether you're enjoying your morning coffee or winding down in the evening, the waterfront setting provides a peaceful backdrop that's hard to find at this price point. Located in Midway, just a short drive to Hinesville, Richmond Hill, and the Savannah area, this property offers convenience while maintaining a more relaxed, residential atmosphere. Whether you're looking for a primary residence or a strong rental opportunity, this home checks all the boxes.

21. 2025-10-09
    soldstatus $85,000

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,112/yr (+$93/mo · 153.1%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $25,750
• − Mortgage interest: −$11,198
• − Property taxes: −$727
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$5,815
• Taxable income: $2,891
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $5,343/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

+158.7% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $219,900 GAMLS
• 2026-04-13 Price Changed $224,900 GAMLS
• 2026-04-01 Listed $229,900 GAMLS
• 2025-10-09 Sold (Public Records) $85,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $727 · +18.1% YoY. Source: county tax records.