300 Deer Trail Ln · Midway, GA 31320

$201,475

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 62 Days on market

Built 1997 0.40 ac lot $133/sqft · 12% below area Est $230k · 12% under $25/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +23.4/30.0
• ARV discount +13.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• 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

Charming 3 bed, 2 bath home nestled in a peaceful, woodsy community with a private retreat-like setting and rustic outdoor charm. This home offers comfortable living with a functional layout, making it a great option for a primary residence, weekend getaway, or investment opportunity. Enjoy the unique neighborhood atmosphere with easy access to nearby waterways, outdoor recreation, and all that the Midway area has to offer. Sellers are highly motivated and ready to make a deal—don’t miss this affordable opportunity!

Key facts

• 0.4 acre lot
• Community pool
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $201k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/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 $201k (0.2% below list).
• Recommended offer: $189k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% 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: 213 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 31% 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 62 days — a 6% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $14k (6%) 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; 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 $189,386 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $230,000
• List price: $201,475
• Delta: -12.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Hickory Cove Rd	0.28mi	3/2.0	1,536 (+2%)	22mo	$145,000	$94	66
91 Ridge Ct	0.65mi	3/2.0	1,568 (+4%)	2mo	$185,000	$118	62
583 Pine Ave	0.48mi	4/2.0 (+1)	1,568 (+4%)	16mo	$215,000	$137	53
204 Clubhouse Dr	0.32mi	3/2.0	1,350 (-11%)	18mo	$214,900	$159	53
198 2nd St	0.61mi	3/2.0	1,680 (+11%)	1mo	$230,000	$137	52
327 Cornfield Ave	0.73mi	4/2.0 (+1)	1,525 (+1%)	9mo	$220,000	$144	52
357 Wild Heron Dr	0.69mi	3/2.0	1,440 (-5%)	11mo	$100,000	$69	51
141 First St	0.54mi	3/2.0	1,680 (+11%)	21mo	$163,500	$97	39
370 Wild Heron Dr	0.74mi	2/2.0 (-1)	1,300 (-14%)	15mo	$130,000	$100	25

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,041
• Equity at exit: $30,041

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $22,309
• Equity at exit: $17,420

Cash invested: $56,413 (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: 213
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$1,057
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$84
• HOA: −$25
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $372

Break-even live

Break-even rent $1,540

Max offer price $201,475

Occupancy floor 77%

Sensitivity live

Price	-10% $486	-5% $429	+0% $372	+5% $315	+10% $258
Rent	-10% $213	-5% $292	+0% $372	+5% $451	+10% $531
Rate	-1.0pp $473	-0.5pp $423	base $372	+0.5pp $320	+1.0pp $267

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: $50,369
• Closing costs: $6,044
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
384 Manchester Ct Midway, GA	4.0	2.5	2075	$2,150	$1.04	25d	1	0.36mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 42 events

1. 2026-06-21
   days on market $201,475 Active 62 DOM
2. 2026-06-19
   days on market $201,475 Active 60 DOM
3. 2026-06-18
   price $201,475 Active 59 DOM
4. 2026-06-18
   days on market $202,000 Active 59 DOM
5. 2026-06-17
   days on market $202,000 Active 58 DOM
6. 2026-06-16
   days on market $202,000 Active 57 DOM
7. 2026-06-15
   days on market $202,000 Active 56 DOM
8. 2026-06-14
   days on market $202,000 Active 54 DOM
9. 2026-06-13
   days on market $202,000 Active 53 DOM
10. 2026-06-10
    days on market $202,000 Active 51 DOM
11. 2026-06-09
    days on market $202,000 Active 50 DOM
12. 2026-06-08
    days on market $202,000 Active 49 DOM
13. 2026-06-07
    days on market $202,000 Active 48 DOM
14. 2026-06-05
    days on market $202,000 Active 45 DOM
15. 2026-06-03
    days on market $202,000 Active 44 DOM
16. 2026-06-02
    pricedays on market $202,000 Active 43 DOM
17. 2026-06-01
    days on market $204,000 Active 42 DOM
18. 2026-05-31
    days on market $204,000 Active 41 DOM
19. 2026-05-30
    days on market $204,000 Active 40 DOM
20. 2026-05-05
    price $204,000 533-char remark

    Show marketing remark (533 chars)

    Charming 3 bed, 2 bath home nestled in a peaceful, woodsy community with a private retreat-like setting and rustic outdoor charm. This home offers comfortable living with a functional layout, making it a great option for a primary residence, weekend getaway, or investment opportunity. Enjoy the unique neighborhood atmosphere with easy access to nearby waterways, outdoor recreation, and all that the Midway area has to offer. Sellers are highly motivated and ready to make a deal—don’t miss this affordable opportunity!

21. 2026-04-06
    listed $215,000 Active 533-char remark

    Show marketing remark (533 chars)

    Charming 3 bed, 2 bath home nestled in a peaceful, woodsy community with a private retreat-like setting and rustic outdoor charm. This home offers comfortable living with a functional layout, making it a great option for a primary residence, weekend getaway, or investment opportunity. Enjoy the unique neighborhood atmosphere with easy access to nearby waterways, outdoor recreation, and all that the Midway area has to offer. Sellers are highly motivated and ready to make a deal—don’t miss this affordable opportunity!

22. 2025-01-31
    soldstatus $188,000 Sold 537-char remark

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

23. 2025-01-31
    soldstatus $188,000

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

24. 2024-12-04
    status Under Contract 537-char remark

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

25. 2024-11-20
    price $188,500

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

26. 2024-11-20
    price $188,500 537-char remark

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

27. 2024-11-06
    price $189,500

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

28. 2024-11-06
    price $189,500 537-char remark

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

29. 2024-10-07
    listed $195,000 New 537-char remark

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

30. 2024-10-07
    listed $188,500

    Show marketing remark (537 chars)

    Listed below appraisal value!! Welcome to your dream home in Midway! This meticulously updated gem on a .40-acre lot offers new flooring, a spacious sunroom, and an outdoor screened-in porch. Inside, find 3 bedrooms, 2 bathrooms, and a split floor plan for added privacy. Entertain in the large living room, separate dining area, and breakfast nook. Outside, enjoy the fenced backyard and space for your camper/RV. Conveniently located to Ft. Stewart, shopping, and I-95. With a newer septic tank and appliances, don't miss your chance -

31. 2024-09-11
    historical
32. 2024-05-01
    price $184,000
33. 2024-04-15
    listed $184,000
34. 2023-09-06
    soldstatus $175,000
35. 2023-09-01
    soldstatus $175,000 Sold
36. 2023-09-01
    soldstatus $175,000
37. 2023-07-28
    status Under Contract
38. 2023-07-25
    status Back On Market
39. 2023-07-17
    status Under Contract
40. 2023-07-12
    listed $170,000 New
41. 2023-07-08
    listed $170,000
42. 2023-07-08
    listed $170,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,854 · $154/mo
• Expected delta: +$1,240/yr (+$103/mo · 202.3%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $24,129
• − Mortgage interest: −$11,286
• − Property taxes: −$613
• − Insurance: −$1,007
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$300
• − Depreciation: −$5,861
• Taxable income: $1,201
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $4,174/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

+20.0% since first listed

23 events — show timeline

• 2026-05-05 Price Changed $204,000 Hive MLS
• 2026-04-06 Listed $215,000 Hive MLS
• 2025-01-31 Sold (MLS) $188,000 Hive MLS
• 2025-01-31 Sold (MLS) $188,000 GAMLS
• 2024-12-04 Pending — GAMLS
• 2024-11-20 Price Changed $188,500 HABR
• 2024-11-20 Price Changed $188,500 GAMLS
• 2024-11-06 Price Changed $189,500 HABR
• 2024-11-06 Price Changed $189,500 GAMLS
• 2024-10-07 Listed $188,500 Hive MLS
• 2024-10-07 Listed $195,000 GAMLS
• 2024-09-11 Listing Removed — Hive MLS
• 2024-05-01 Price Changed $184,000 HABR
• 2024-04-15 Listed $184,000 Hive MLS
• 2023-09-06 Sold (Public Records) $175,000 Public Records
• 2023-09-01 Sold (MLS) $175,000 Hive MLS
• 2023-09-01 Sold (MLS) $175,000 GAMLS
• 2023-07-28 Pending — GAMLS
• 2023-07-25 Relisted — GAMLS
• 2023-07-17 Pending — GAMLS
• 2023-07-12 Listed $170,000 GAMLS
• 2023-07-08 Listed $170,000 Hive MLS
• 2023-07-08 Listed $170,000 Hive MLS

Property tax history

+39.8%/yr

Latest (2025): $613 · +85.1% YoY. Source: county tax records.