98 Carlyene Dr · Midway, GA 31320

$275,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 65 Days on market

Built 1992 0.30 ac lot Est $265k · at est.

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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 +15.6/30.0
• ARV discount +5.8/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• 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

Experience the perfect blend of comfort, style, and waterfront living in this beautifully renovated all-brick home! Nestled on a spacious lot with breathtaking lake views, this 4-bedroom, 2-bath gem offers the ultimate retreat right in your own backyard. Step inside to find a thoughtfully updated interior featuring durable LVP flooring throughout the main living areas and a desirable split floor plan that provides both privacy and functionality. The completely renovated design shines with modern finishes and a fresh, move-in ready feel. Enjoy peace of mind with a newer roof and HVAC system already in place. Relax and unwind on the screened-in back porch while taking in the serene water views, or head down to your private dock for fishing, boating, or simply soaking up the beauty of lakefront living. With its combination of updates, space, and unbeatable setting, this home is truly a rare find. Don't miss your chance to own your own slice of waterfront paradise!

Key facts

• Split floor plan
• Waterfront living
• Updated interior

Tags

• WATERFRONT LIVING
• BREATHTAKING LAKE VIEWS
• UPDATED INTERIOR
• DURABLE LVP FLOORING
• SPLIT FLOOR PLAN
• SCREENED-IN BACK PORCH

Property features AI

Finance

• HOA & community: Community lake

Exterior

• Utilities: Shared well water; Septic tank; Cable available
• Home design: Single-family residence; One-story
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built on waterfront with water view
• Exterior features: Dock; Covered patio; Front porch; Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $243k (11.6% below list).
• Recommended offer: $243k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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 38% 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 $2k of loan paydown is wiped out by about $8k 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 65 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $243,033 (11.6% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $265,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Thomas Dr	0.32mi	3/2.0	1,232 (-3%)	12mo	$263,900	$214	70
860 East First St	0.36mi	3/2.0	1,232 (-3%)	14mo	$264,500	$215	66
498 W 1st St	0.29mi	3/2.0	1,292 (+1%)	22mo	$269,000	$208	66
228 Circle Rd	0.54mi	3/2.0	1,314 (+3%)	9mo	$147,500	$112	62
526 W 1st St	0.38mi	3/2.0	1,292 (+1%)	22mo	$269,000	$208	62
186 Carlyene Dr	0.09mi	2/2.0 (-1)	1,150 (-10%)	20mo	$302,500	$263	58
123 Circle Rd	0.60mi	3/2.0	1,292 (+1%)	16mo	$273,000	$211	56
622 W 1st St	0.37mi	2/2.0 (-1)	1,452 (+14%)	15mo	$244,000	$168	42
1017 W 1st St	0.67mi	3/2.0	1,428 (+12%)	24mo	$250,000	$175	29

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-37,093
• Equity at exit: $41,003

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-22,749
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$246 /mo · $2,947/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $118

Break-even live

Break-even rent $2,281

Max offer price $275,000

Occupancy floor 90%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
491 Lake Rosalind Dr Midway, GA	4.0	2.0	1450	$2,600	$1.79	13d	1	0.15mi
840 E 1st St Midway, GA	2.0	2.0	1008	$1,800	$1.79	23d	1	0.40mi

Listing history 30 events

1. 2026-06-19
   days on market $275,000 Active 65 DOM
2. 2026-06-18
   days on market $275,000 Active 64 DOM
3. 2026-06-17
   days on market $275,000 Active 63 DOM
4. 2026-06-16
   days on market $275,000 Active 62 DOM
5. 2026-06-15
   days on market $275,000 Active 61 DOM
6. 2026-06-14
   days on market $275,000 Active 59 DOM
7. 2026-06-13
   days on market $275,000 Active 58 DOM
8. 2026-06-10
   days on market $275,000 Active 56 DOM
9. 2026-06-09
   days on market $275,000 Active 55 DOM
10. 2026-06-08
    days on market $275,000 Active 54 DOM
11. 2026-06-07
    days on market $275,000 Active 53 DOM
12. 2026-06-05
    days on market $275,000 Active 50 DOM
13. 2026-06-03
    days on market $275,000 Active 49 DOM
14. 2026-06-03
    statusdays on marketlisting id $275,000 Active 48 DOM
15. 2026-06-02
    days on market $275,000 Active Under Contract 55 DOM
16. 2026-06-01
    days on market $275,000 Active Under Contract 54 DOM
17. 2026-05-31
    days on market $275,000 Active Under Contract 53 DOM
18. 2026-05-30
    days on market $275,000 Active Under Contract 52 DOM
19. 2026-04-23
    historical Active Under Contract
20. 2026-04-13
    listed $275,000 Active 975-char remark

    Show marketing remark (975 chars)

    Experience the perfect blend of comfort, style, and waterfront living in this beautifully renovated all-brick home! Nestled on a spacious lot with breathtaking lake views, this 4-bedroom, 2-bath gem offers the ultimate retreat right in your own backyard. Step inside to find a thoughtfully updated interior featuring durable LVP flooring throughout the main living areas and a desirable split floor plan that provides both privacy and functionality. The completely renovated design shines with modern finishes and a fresh, move-in ready feel. Enjoy peace of mind with a newer roof and HVAC system already in place. Relax and unwind on the screened-in back porch while taking in the serene water views, or head down to your private dock for fishing, boating, or simply soaking up the beauty of lakefront living. With its combination of updates, space, and unbeatable setting, this home is truly a rare find. Don't miss your chance to own your own slice of waterfront paradise!

21. 2026-04-08
    listed $275,000 Active
22. 2024-07-01
    soldstatus $259,900
23. 2024-06-25
    soldstatus $259,900 Closed 577-char remark

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

24. 2024-06-25
    soldstatus $259,900

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

25. 2024-06-02
    status Pending 577-char remark

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

26. 2024-05-24
    historical Active Under Contract 577-char remark

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

27. 2024-05-18
    listed $259,900 Active 577-char remark

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

28. 2024-05-18
    listed $259,900

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

29. 2024-05-18
    listed $259,900

    Show marketing remark (577 chars)

    New New New! Cozy newly renovated all brick ranch home with a brand new roof & A/C unit. As you walk up to the welcoming covered front porch into the home, large living room with all new flooring throughout opens up to the breakfast area & kitchen. The kitchen showcases new cabinets, countertops & appliances. Next, make your way to the primary bedroom with new carpet & bathroom. Additional 3 bedrooms and renovated bathroom. Head outside onto the spacious screened in patio with a beautiful view of a pond in the backyard. This home is move in ready!

30. 2024-03-01
    soldstatus $130,000

ⓘ 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: $2,947 · $246/mo
• Projected year-2 tax: $2,947 · $246/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $29,164
• − Mortgage interest: −$15,404
• − Property taxes: −$2,947
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$8,000
• Taxable loss: −$3,229
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $2,187/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

+111.5% since first listed

12 events — show timeline

• 2026-04-23 Contingent — Hive MLS
• 2026-04-13 Listed $275,000 HABR
• 2026-04-08 Listed $275,000 Hive MLS
• 2024-07-01 Sold (Public Records) $259,900 Public Records
• 2024-06-25 Sold (MLS) $259,900 Hive MLS
• 2024-06-25 Sold (MLS) $259,900 HABR
• 2024-06-02 Pending — HABR
• 2024-05-24 Contingent — HABR
• 2024-05-18 Listed $259,900 Hive MLS
• 2024-05-18 Listed $259,900 Hive MLS
• 2024-05-18 Listed $259,900 HABR
• 2024-03-01 Sold (Public Records) $130,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,947 · +13.4% YoY. Source: county tax records.