175 Oak Lake Dr · Gumbranch, GA 31313

$209,000

3 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 73 Days on market

Built 1985 0.38 ac lot $132/sqft · 30% below area Est $297k · 30% under ↓ 20% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Rent growth +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 1632 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

Key facts

• 0.38 acre lot
• Garage
• Pool

Tags

• HEATED AND COOLED SUNROOM
• PRIVATE BACKYARD OASIS
• IN-GROUND SALTWATER POOL
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (18.7% below list).
• Recommended offer: $170k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime D-, amenities 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: Rents rising fast (+5.4%/yr); 639 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 73 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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, 98% 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 $169,936 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $296,619
• List price: $209,000
• Delta: -29.54%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Oak Hill Rd	0.02mi	4/2.0 (+1)	1,512 (-4%)	5mo	$169,900	$112	82
223 Oak Lake Dr	0.02mi	4/2.0 (+1)	1,568 (-1%)	16mo	$210,000	$134	79
119 Oak Lake Dr	0.03mi	3/2.0	1,512 (-4%)	18mo	$180,000	$119	76
119 Oak Lake Dr	0.03mi	3/2.0	1,512 (-4%)	18mo	$180,000	$119	76
146 Hiram Ray Rd	0.12mi	4/2.0 (+1)	1,525 (-4%)	14mo	$205,000	$134	71
146 Hiram Ray Rd	0.12mi	4/2.0 (+1)	1,525 (-4%)	14mo	$205,000	$134	71
82 Hiram Ray Rd	0.13mi	4/2.0 (+1)	1,525 (-4%)	14mo	$205,000	$134	71
82 Hiram Ray Rd	0.13mi	4/2.0 (+1)	1,525 (-4%)	14mo	$205,000	$134	71
126 Hiram Ray Rd	0.12mi	4/2.0 (+1)	1,525 (-4%)	18mo	$210,000	$138	68
126 Hiram Ray Rd	0.12mi	4/2.0 (+1)	1,525 (-4%)	18mo	$210,000	$138	68
223 Oak Lake Dr	0.02mi	4/2.0 (+1)	1,458 (-8%)	16mo	$210,000	$144	67
48 Hiram Ray Rd	0.13mi	4/2.0 (+1)	1,525 (-4%)	20mo	$210,000	$138	66

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 · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.38×
• Total profit: $-36,109
• Equity at exit: $31,163

10-year hold

• IRR: -5.1%
• Equity multiple: 0.63×
• Total profit: $-21,500
• Equity at exit: $18,071

Cash invested: $58,520 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 639
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-102

Break-even live

Break-even rent $1,828

Max offer price $194,261

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-30	+0% $-102	+5% $-174	+10% $-246
Rent	-10% $-236	-5% $-169	+0% $-102	+5% $-35	+10% $32
Rate	-1.0pp $3	-0.5pp $-49	base $-102	+0.5pp $-156	+1.0pp $-211

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Howard Rd NE Ludowici, GA	3.0	2.0	1120	$1,250	$1.12	45d	1	1.44mi

Listing history 32 events

1. 2026-06-21
   days on market $209,000 Active 73 DOM
2. 2026-06-19
   days on market $209,000 Active 71 DOM
3. 2026-06-18
   days on market $209,000 Active 70 DOM
4. 2026-06-17
   days on market $209,000 Active 69 DOM
5. 2026-06-16
   days on market $209,000 Active 68 DOM
6. 2026-06-15
   days on market $209,000 Active 67 DOM
7. 2026-06-14
   days on market $209,000 Active 65 DOM
8. 2026-06-13
   days on market $209,000 Active 64 DOM
9. 2026-06-10
   days on market $209,000 Active 62 DOM
10. 2026-06-09
    days on market $209,000 Active 61 DOM
11. 2026-06-08
    days on market $209,000 Active 60 DOM
12. 2026-06-07
    days on market $209,000 Active 59 DOM
13. 2026-06-05
    days on market $209,000 Active 56 DOM
14. 2026-06-03
    days on market $209,000 Active 55 DOM
15. 2026-06-02
    days on market $209,000 Active 54 DOM
16. 2026-06-01
    days on market $209,000 Active 53 DOM
17. 2026-05-31
    days on market $209,000 Active 52 DOM
18. 2026-05-30
    days on market $209,000 Active 51 DOM
19. 2026-05-15
    status Active 1333-char remark

    Show marketing remark (1334 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 16x32 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

20. 2026-05-15
    status Back On Market 1334-char remark

    Show marketing remark (1334 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 16x32 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

21. 2026-05-15
    status Active

    Show marketing remark (1334 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 16x32 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

22. 2026-05-09
    status Under Contract 1334-char remark

    Show marketing remark (1333 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 1632 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

23. 2026-05-09
    status Pending

    Show marketing remark (1333 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 1632 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

24. 2026-05-09
    status Pending 1333-char remark

    Show marketing remark (1333 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 1632 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

25. 2026-05-04
    listed $209,000 Active 1333-char remark

    Show marketing remark (1333 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 1632 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

26. 2026-05-04
    listed $209,000 Active

    Show marketing remark (1333 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 1632 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

27. 2026-04-13
    status Back On Market 1334-char remark

    Show marketing remark (1334 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 16x32 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

28. 2026-03-29
    status Under Contract 1334-char remark

    Show marketing remark (1334 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 16x32 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

29. 2026-03-08
    listed $209,000 New 1334-char remark

    Show marketing remark (1334 chars)

    Don't miss this spacious 3 bed, 2 bath home located on a desirable corner lot, offering 1,872 square feet of living space including a heated and cooled 288 sq ft sunroom addition that's perfect for relaxing year round while overlooking the backyard. Inside, the home features two additional bonus rooms that provide endless possibilities for a home office, playroom, workout room, or guest space. With flexible living areas and plenty of room to spread out, this home is designed for both comfort and functionality. Step outside to your private backyard oasis featuring a 16x32 in-ground saltwater pool, ideal for entertaining, summer gatherings, or simply unwinding after a long day. A storage building conveys with the property and is perfect for keeping pool equipment and outdoor supplies organized. Anyone needing extra workspace will love the detached two car garage complete with an interior shop area and window unit. Additional upgrades include all new electric, new appliances, gutters on the home and a recently installed privacy fence, adding convenience, privacy and peace of mind. With great indoor space, standout outdoor features, and versatile bonus rooms, this property offers the perfect blend of comfort, function, and entertainment potential. Schedule your showing today and see everything this home has to offer!

30. 2025-07-09
    price $249,900
31. 2025-04-14
    historical
32. 2025-04-07
    listed $259,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $20,392
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$6,080
• Taxable loss: −$4,838
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-61/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 — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

Amenities F Commute F Cost of living A+ Crime D- 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: 42,838
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1693.0

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 0.67)
• Race & ethnicity: Black 47% White 31% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -77.50%
• Current HPI: 208.0927
• Rent YoY: ▲ 5.41%
• 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

-19.6% since first listed

14 events — show timeline

• 2026-05-15 Relisted — HABR
• 2026-05-15 Relisted — GAMLS
• 2026-05-15 Relisted — GIAR
• 2026-05-09 Pending — GAMLS
• 2026-05-09 Pending — GIAR
• 2026-05-09 Pending — HABR
• 2026-05-04 Listed $209,000 GIAR
• 2026-05-04 Listed $209,000 HABR
• 2026-04-13 Relisted — GAMLS
• 2026-03-29 Pending — GAMLS
• 2026-03-08 Listed $209,000 GAMLS
• 2025-07-09 Price Changed $249,900 HABR
• 2025-04-14 Listing Removed — GAMLS
• 2025-04-07 Listed $259,900 GAMLS

Property tax history

+2.3%/yr

Latest (2025): $208 · +14.2% YoY. Source: county tax records.