124 Young Ln · Hamilton, GA 31811

$310,000

3 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 39 Days on market

Built 2008 0.78 ac lot $177/sqft · 6% below area Est $331k · 6% under

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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 +13.1/30.0
• ARV discount +10.4/15.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet street in the heart of Hamilton. New hvac in 2025.Tankless water heater.

Key facts

• Quiet street
• Heart of hamilton
• New hvac

Tags

• QUIET STREET
• HEART OF HAMILTON
• NEW HVAC
• TANKLESS WATER HEATER

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Septic tank sewer
• Home design: Single family residential property
• Construction: Brick construction
• Exterior features: Lot in Young Estates subdivision

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump
• Interior features: Dishwasher; Electric range
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-9 ($-112/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (12.9% below list).
• Recommended offer: $270k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.0% in Hamilton — 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 (#115 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Elementary School (math 37% / reading 37%, grade F, #485 of 1,228 statewide, top 41%, 560 students, 56% FRL); Creekside School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 858 students, 30% FRL); Harris County High School (math 30% / reading 39%, grade F, #88 of 424 statewide, top 22%, 1,703 students, 25% FRL).
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 189 units permitted in Harris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $310k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000 (12.9% 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 39 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $331,476
• List price: $310,000
• Delta: -6.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Young Ln	0.03mi	3/2.0	1,782 (+2%)	1mo	$365,000	$205	95
280 Young Ln	0.19mi	3/2.0	1,775 (+1%)	5mo	$361,975	$204	85
186 Young Ln	0.10mi	3/2.0	1,823 (+4%)	12mo	$344,999	$189	79
250 Young Ln	0.14mi	3/2.0	1,703 (-3%)	11mo	$331,999	$195	79
200 Young Ln	0.12mi	4/2.0 (+1)	1,823 (+4%)	17mo	$341,999	$188	69
270 Young Ln	0.07mi	4/2.0 (+1)	1,957 (+11%)	8mo	$369,999	$189	66
326 Mobley St	0.71mi	3/2.0	1,554 (-12%)	2mo	$240,000	$154	46

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-50,787
• Equity at exit: $46,222

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-44,825
• Equity at exit: $26,803

Cash invested: $86,800 (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 31811

• Home prices YoY: -34.6%
• Active inventory: 71
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-9

Break-even live

Break-even rent $2,712

Max offer price $308,648

Occupancy floor 95%

Sensitivity live

Price	-10% $205	-5% $98	+0% $-9	+5% $-116	+10% $-224
Rent	-10% $-223	-5% $-116	+0% $-9	+5% $97	+10% $204
Rate	-1.0pp $147	-0.5pp $70	base $-9	+0.5pp $-90	+1.0pp $-171

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Cedar Way Hamilton, GA	4.0	2.5	2591	$2,700	$1.04	45d	1	0.91mi

Listing history 20 events

1. 2026-06-21
   days on market $310,000 Active 39 DOM
2. 2026-06-18
   days on market $310,000 Active 36 DOM
3. 2026-06-17
   days on market $310,000 Active 35 DOM
4. 2026-06-16
   days on market $310,000 Active 34 DOM
5. 2026-06-15
   days on market $310,000 Active 33 DOM
6. 2026-06-14
   days on market $310,000 Active 31 DOM
7. 2026-06-13
   days on market $310,000 Active 30 DOM
8. 2026-06-10
   days on market $310,000 Active 28 DOM
9. 2026-06-09
   days on market $310,000 Active 27 DOM
10. 2026-06-08
    days on market $310,000 Active 26 DOM
11. 2026-06-07
    days on market $310,000 Active 25 DOM
12. 2026-06-05
    days on market $310,000 Active 22 DOM
13. 2026-06-03
    days on market $310,000 Active 21 DOM
14. 2026-06-02
    days on market $310,000 Active 20 DOM
15. 2026-06-01
    days on market $310,000 Active 19 DOM
16. 2026-05-31
    days on market $310,000 Active 18 DOM
17. 2026-05-30
    days on market $310,000 Active 17 DOM
18. 2026-05-13
    listed $310,000 Active 91-char remark
19. 2017-03-24
    soldstatus $150,000
20. 2013-12-19
    soldstatus $173,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$9,018
• Taxable loss: −$5,367
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $1,176/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Hamilton

• Score: 69/100
• State rank: #115
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, GA
• Population (ZIP): 5,976

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.36%
• Current HPI: 187.6599
• 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

+78.7% since first listed

3 events — show timeline

• 2026-05-13 Listed $310,000 CBOR
• 2017-03-24 Sold (Public Records) $150,000 Public Records
• 2013-12-19 Sold (Public Records) $173,500 Public Records

Property tax history

-19.5%/yr

Latest (2025): $149 · +0.0% YoY. Source: county tax records.