1734 Fort Morris Rd · Richmond Hill, GA 31320

$175,000

8 bd · 4.0 ba · 2,500 sqft · Other · 61 Days on market

Built 2000 1.00 ac lot $70/sqft · 34% below area Est $265k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.5/5.0
• 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

Large fixer upper mobile home on a full acre on historic Fort Morris Rd in Midway, GA. This 4 bedroom, 2 bathroom mobile home has an immense amount of space and can be maximized to have up to as many as 6 bedrooms. You will find not one but TWO different living spaces in this home with a fireplace! The kitchen opens to one of the living spaces and is large with a spacious corner pantry. The primary suite has a walk in closet, shower and separate tub, two sinks and a dressing table. The three guest bedrooms all have sizable closets. This is the deal you have been waiting for! Unlock the potential of this home!

Key facts

• Two living spaces
• Full acre
• Walk in closet

Tags

• FULL ACRE
• HISTORIC FORT MORRIS RD
• TWO LIVING SPACES
• FIREPLACE
• SPACIOUS CORNER PANTRY
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.1% in Richmond Hill — 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 69/100 on livability (#122 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, schools B+; 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.
• Market conditions: 211 active listings in the ZIP; solid renter incomes; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $264,900
• List price: $175,000
• Delta: -33.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $14,192
• Equity at exit: $26,093

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $67,247
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,376 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $668

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 67%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   days on marketlisting id $175,000 Active 61 DOM
2. 2026-05-31
   days on market $175,000 Active 171 DOM
3. 2026-05-30
   days on market $175,000 Active 170 DOM
4. 2026-01-16
   price $175,000 618-char remark

   Show marketing remark (618 chars)

   Large fixer upper mobile home on a full acre on historic Fort Morris Rd in Midway, GA. This 4 bedroom, 2 bathroom mobile home has an immense amount of space and can be maximized to have up to as many as 6 bedrooms. You will find not one but TWO different living spaces in this home with a fireplace! The kitchen opens to one of the living spaces and is large with a spacious corner pantry. The primary suite has a walk in closet, shower and separate tub, two sinks and a dressing table. The three guest bedrooms all have sizable closets. This is the deal you have been waiting for! Unlock the potential of this home!

5. 2026-01-14
   price $175,000 618-char remark

   Show marketing remark (618 chars)

   Large fixer upper mobile home on a full acre on historic Fort Morris Rd in Midway, GA. This 4 bedroom, 2 bathroom mobile home has an immense amount of space and can be maximized to have up to as many as 6 bedrooms. You will find not one but TWO different living spaces in this home with a fireplace! The kitchen opens to one of the living spaces and is large with a spacious corner pantry. The primary suite has a walk in closet, shower and separate tub, two sinks and a dressing table. The three guest bedrooms all have sizable closets. This is the deal you have been waiting for! Unlock the potential of this home!

6. 2025-10-14
   listed $200,000 Active 618-char remark

   Show marketing remark (618 chars)

   Large fixer upper mobile home on a full acre on historic Fort Morris Rd in Midway, GA. This 4 bedroom, 2 bathroom mobile home has an immense amount of space and can be maximized to have up to as many as 6 bedrooms. You will find not one but TWO different living spaces in this home with a fireplace! The kitchen opens to one of the living spaces and is large with a spacious corner pantry. The primary suite has a walk in closet, shower and separate tub, two sinks and a dressing table. The three guest bedrooms all have sizable closets. This is the deal you have been waiting for! Unlock the potential of this home!

7. 2025-10-14
   listed $200,000 Active 618-char remark

   Show marketing remark (618 chars)

   Large fixer upper mobile home on a full acre on historic Fort Morris Rd in Midway, GA. This 4 bedroom, 2 bathroom mobile home has an immense amount of space and can be maximized to have up to as many as 6 bedrooms. You will find not one but TWO different living spaces in this home with a fireplace! The kitchen opens to one of the living spaces and is large with a spacious corner pantry. The primary suite has a walk in closet, shower and separate tub, two sinks and a dressing table. The three guest bedrooms all have sizable closets. This is the deal you have been waiting for! Unlock the potential of this home!

8. 2025-08-12
   listed $175,000 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 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: $28,510
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$5,091
• Taxable income: $5,555
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $6,677/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 — Richmond Hill

• Score: 69/100
• State rank: #122
• US rank: #8778

Category grades

Amenities F Commute F Cost of living B Crime A Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 58,565 people
• City population: 37,406
• 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

+0.0% since first listed

5 events — show timeline

• 2026-01-16 Price Changed $175,000 HABR
• 2026-01-14 Price Changed $175,000 Hive MLS
• 2025-10-14 Listed $200,000 Hive MLS
• 2025-10-14 Listed $200,000 HABR
• 2025-08-12 Listed $175,000 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $179 · -0.9% YoY. Source: county tax records.