212 Sand Dollar Dr · Midway, GA 31309

$229,000

2 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 10 Days on market

Built 1989 1.04 ac lot ↓ 2% since listing

---

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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to your private slice of Lowcountry living! This beautifully renovated 3-bedroom, 2-bath modular home sits on over an acre of lush, mature landscaping, offering the perfect blend of privacy, peace, and convenience. Ideally located just 10 minutes from Hinesville/Fort Stewart and 10 minutes to Richmond Hill, you’ll enjoy easy access to Hwy 17 and I-95—making trips to Savannah, Pooler, shopping, and dining a breeze. Tucked away in a quiet neighborhood with no HOA and no flood insurance required, the property is surrounded by flowering trees and includes three water spigots—perfect for gardening. Inside, the home has been professionally renovated top to bottom with quality craftsmanship, including a new metal roof with a 30-year warranty, new HVAC, and fully updated kitchen and bathrooms. Major systems have been replaced, including plumbing, electrical, insulation, and drywall, offering true peace of mind. Durable laminate flooring runs throughout with no carpet, creating a clean, low-maintenance space. The home is on a private well and septic system, helping keep utility costs low. A separate electrical service adds flexibility for RV hookups or a future detached garage. This move-in-ready home is on a permanent foundation with engineer certification, titles retired, and qualifies for VA and FHA financing. Seller is a licensed Georgia agent and will pay closing costs with an acceptable offer—making this an excellent opportunity to purchase with little to no money out of pocket.

Key facts

• Three water spigots
• Quiet neighborhood
• No hoa

Tags

• LUSH MATURE LANDSCAPING
• QUIET NEIGHBORHOOD
• NO HOA
• NO FLOOD INSURANCE REQUIRED
• THREE WATER SPIGOTS
• PROFESSIONALLY RENOVATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/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 $197k (14.1% below list).
• Recommended offer: $197k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 9 active listings in the ZIP; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (1.1% local appreciation)).
• Liberty County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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, 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 $196,676 (14.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.30×
• Total profit: $18,928
• Equity at exit: $79,060

10-year hold

• IRR: 9.9%
• Equity multiple: 2.22×
• Total profit: $77,961
• Equity at exit: $105,750

Cash invested: $64,120 (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 31309

• Home prices YoY: 0.6%
• Active inventory: 9
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $219

Break-even live

Break-even rent $1,690

Max offer price $229,000

Occupancy floor 84%

Sensitivity live

Price	-10% $348	-5% $284	+0% $219	+5% $-108	+10% $-187
Rent	-10% $63	-5% $141	+0% $219	+5% $297	+10% $374
Rate	-1.0pp $334	-0.5pp $277	base $219	+0.5pp $160	+1.0pp $99

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   soldstatus $225,000 Closed 1532-char remark

   Show marketing remark (1532 chars)

   Welcome to your private slice of Lowcountry living! This beautifully renovated 3-bedroom, 2-bath modular home sits on over an acre of lush, mature landscaping, offering the perfect blend of privacy, peace, and convenience. Ideally located just 10 minutes from Hinesville/Fort Stewart and 10 minutes to Richmond Hill, you’ll enjoy easy access to Hwy 17 and I-95—making trips to Savannah, Pooler, shopping, and dining a breeze. Tucked away in a quiet neighborhood with no HOA and no flood insurance required, the property is surrounded by flowering trees and includes three water spigots—perfect for gardening. Inside, the home has been professionally renovated top to bottom with quality craftsmanship, including a new metal roof with a 30-year warranty, new HVAC, and fully updated kitchen and bathrooms. Major systems have been replaced, including plumbing, electrical, insulation, and drywall, offering true peace of mind. Durable laminate flooring runs throughout with no carpet, creating a clean, low-maintenance space. The home is on a private well and septic system, helping keep utility costs low. A separate electrical service adds flexibility for RV hookups or a future detached garage. This move-in-ready home is on a permanent foundation with engineer certification, titles retired, and qualifies for VA and FHA financing. Seller is a licensed Georgia agent and will pay closing costs with an acceptable offer—making this an excellent opportunity to purchase with little to no money out of pocket.

2. 2026-03-29
   historical Active Under Contract 1532-char remark

   Show marketing remark (1532 chars)

   Welcome to your private slice of Lowcountry living! This beautifully renovated 3-bedroom, 2-bath modular home sits on over an acre of lush, mature landscaping, offering the perfect blend of privacy, peace, and convenience. Ideally located just 10 minutes from Hinesville/Fort Stewart and 10 minutes to Richmond Hill, you’ll enjoy easy access to Hwy 17 and I-95—making trips to Savannah, Pooler, shopping, and dining a breeze. Tucked away in a quiet neighborhood with no HOA and no flood insurance required, the property is surrounded by flowering trees and includes three water spigots—perfect for gardening. Inside, the home has been professionally renovated top to bottom with quality craftsmanship, including a new metal roof with a 30-year warranty, new HVAC, and fully updated kitchen and bathrooms. Major systems have been replaced, including plumbing, electrical, insulation, and drywall, offering true peace of mind. Durable laminate flooring runs throughout with no carpet, creating a clean, low-maintenance space. The home is on a private well and septic system, helping keep utility costs low. A separate electrical service adds flexibility for RV hookups or a future detached garage. This move-in-ready home is on a permanent foundation with engineer certification, titles retired, and qualifies for VA and FHA financing. Seller is a licensed Georgia agent and will pay closing costs with an acceptable offer—making this an excellent opportunity to purchase with little to no money out of pocket.

3. 2026-03-29
   status Pending

   Show marketing remark (1532 chars)

   Welcome to your private slice of Lowcountry living! This beautifully renovated 3-bedroom, 2-bath modular home sits on over an acre of lush, mature landscaping, offering the perfect blend of privacy, peace, and convenience. Ideally located just 10 minutes from Hinesville/Fort Stewart and 10 minutes to Richmond Hill, you’ll enjoy easy access to Hwy 17 and I-95—making trips to Savannah, Pooler, shopping, and dining a breeze. Tucked away in a quiet neighborhood with no HOA and no flood insurance required, the property is surrounded by flowering trees and includes three water spigots—perfect for gardening. Inside, the home has been professionally renovated top to bottom with quality craftsmanship, including a new metal roof with a 30-year warranty, new HVAC, and fully updated kitchen and bathrooms. Major systems have been replaced, including plumbing, electrical, insulation, and drywall, offering true peace of mind. Durable laminate flooring runs throughout with no carpet, creating a clean, low-maintenance space. The home is on a private well and septic system, helping keep utility costs low. A separate electrical service adds flexibility for RV hookups or a future detached garage. This move-in-ready home is on a permanent foundation with engineer certification, titles retired, and qualifies for VA and FHA financing. Seller is a licensed Georgia agent and will pay closing costs with an acceptable offer—making this an excellent opportunity to purchase with little to no money out of pocket.

4. 2026-03-19
   listed $229,000 Active 1532-char remark

   Show marketing remark (1532 chars)

   Welcome to your private slice of Lowcountry living! This beautifully renovated 3-bedroom, 2-bath modular home sits on over an acre of lush, mature landscaping, offering the perfect blend of privacy, peace, and convenience. Ideally located just 10 minutes from Hinesville/Fort Stewart and 10 minutes to Richmond Hill, you’ll enjoy easy access to Hwy 17 and I-95—making trips to Savannah, Pooler, shopping, and dining a breeze. Tucked away in a quiet neighborhood with no HOA and no flood insurance required, the property is surrounded by flowering trees and includes three water spigots—perfect for gardening. Inside, the home has been professionally renovated top to bottom with quality craftsmanship, including a new metal roof with a 30-year warranty, new HVAC, and fully updated kitchen and bathrooms. Major systems have been replaced, including plumbing, electrical, insulation, and drywall, offering true peace of mind. Durable laminate flooring runs throughout with no carpet, creating a clean, low-maintenance space. The home is on a private well and septic system, helping keep utility costs low. A separate electrical service adds flexibility for RV hookups or a future detached garage. This move-in-ready home is on a permanent foundation with engineer certification, titles retired, and qualifies for VA and FHA financing. Seller is a licensed Georgia agent and will pay closing costs with an acceptable offer—making this an excellent opportunity to purchase with little to no money out of pocket.

5. 2026-03-19
   listed $229,000 Active

   Show marketing remark (1532 chars)

   Welcome to your private slice of Lowcountry living! This beautifully renovated 3-bedroom, 2-bath modular home sits on over an acre of lush, mature landscaping, offering the perfect blend of privacy, peace, and convenience. Ideally located just 10 minutes from Hinesville/Fort Stewart and 10 minutes to Richmond Hill, you’ll enjoy easy access to Hwy 17 and I-95—making trips to Savannah, Pooler, shopping, and dining a breeze. Tucked away in a quiet neighborhood with no HOA and no flood insurance required, the property is surrounded by flowering trees and includes three water spigots—perfect for gardening. Inside, the home has been professionally renovated top to bottom with quality craftsmanship, including a new metal roof with a 30-year warranty, new HVAC, and fully updated kitchen and bathrooms. Major systems have been replaced, including plumbing, electrical, insulation, and drywall, offering true peace of mind. Durable laminate flooring runs throughout with no carpet, creating a clean, low-maintenance space. The home is on a private well and septic system, helping keep utility costs low. A separate electrical service adds flexibility for RV hookups or a future detached garage. This move-in-ready home is on a permanent foundation with engineer certification, titles retired, and qualifies for VA and FHA financing. Seller is a licensed Georgia agent and will pay closing costs with an acceptable offer—making this an excellent opportunity to purchase with little to no money out of pocket.

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,644/yr (+$137/mo · 355.1%)

ⓘ 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 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: $23,601
• − Mortgage interest: −$12,828
• − Property taxes: −$463
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$6,662
• Taxable loss: −$1,272
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $2,931/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

• City population: 10,794
• Population (ZIP): 508

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 21% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.07%
• Current HPI: 179.9805
• Rent YoY: —
• Metro: —
• 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

-1.7% since first listed

5 events — show timeline

• 2026-05-08 Sold (MLS) $225,000 Hive MLS
• 2026-03-29 Contingent — Hive MLS
• 2026-03-29 Pending — GIAR
• 2026-03-19 Listed $229,000 GIAR
• 2026-03-19 Listed $229,000 Hive MLS

Property tax history

+5.8%/yr

Latest (2025): $463 · +153.7% YoY. Source: county tax records.