3410 Hamilton Rd · Columbus, GA 31904

$124,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 149 Days on market

Built 1937 7,841 sqft lot $104/sqft · 17% above area Est $107k · 17% over

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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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3410 Hamilton Road, a well-located home offering comfort, character, and convenience. This 3-bedroom, 1-bath residence features a functional layout with inviting living space. The home includes a separate dining room accented by French doors, providing an ideal setting for everyday meals or entertaining. A welcoming front porch adds to the home's charm, while the fenced backyard offers privacy and space for outdoor enjoyment, pets, or gardening. Conveniently located near a park, shopping, dining, and major roadways, this property offers easy access to downtown Columbus, Fort Moore, and surrounding areas. Whether you are seeking a primary residence or an investment opportunity, this home offers solid value in an established area. Schedule your showing today to see all this property has to offer.

Key facts

• Separate dining room
• Front porch
• Fenced backyard

Tags

• SEPARATE DINING ROOM
• FENCED BACKYARD
• FRONT PORCH
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $119k (4.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.7% in Columbus — 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 64/100 on livability (#254 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities D+, crime F, commute F.
• Muscogee County (urban): math 21% / reading 30% proficiency, ranked #120 of 174 in GA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnson Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 325 students, 97% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Muscogee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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: 0.95% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $107,074
• List price: $124,900
• Delta: 16.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 Howard Ave	0.37mi	3/1.0	1,260 (+5%)	9mo	$135,000	$107	67
1010 Neil Dr	0.41mi	2/1.0 (-1)	1,099 (-8%)	0mo	$35,500	$32	62
325 28th St	0.73mi	3/1.0	1,180 (-2%)	4mo	$25,000	$21	60
3701 4th Ave	0.59mi	3/2.0	1,137 (-5%)	1mo	$178,000	$157	59
4206 Earline Ave	0.50mi	3/1.0	1,325 (+10%)	2mo	$39,000	$29	58
1009 Neil Dr	0.44mi	2/1.5 (-1)	1,052 (-12%)	1mo	$95,000	$90	51
1616 30th St	0.64mi	2/1.0 (-1)	1,293 (+8%)	2mo	$169,900	$131	50
1126 30th St	0.37mi	3/2.0	1,048 (-13%)	10mo	$125,000	$119	50
305 40th St	0.69mi	2/1.0 (-1)	1,092 (-9%)	3mo	$39,000	$36	45
3618 17th Ave	0.69mi	2/1.0 (-1)	1,316 (+10%)	3mo	$72,500	$55	44
3818 Howard Ave	0.46mi	2/1.0 (-1)	1,022 (-15%)	8mo	$118,000	$115	42
4109 Sherwood Ave	0.73mi	3/1.0	1,350 (+12%)	4mo	$147,500	$109	42

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-13,538
• Equity at exit: $18,623

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,025
• Equity at exit: $10,799

Cash invested: $34,972 (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 31904

• Rents YoY: 3.0%
• Active inventory: 337
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$655
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $104

Break-even live

Break-even rent $1,056

Max offer price $124,900

Occupancy floor 86%

Sensitivity live

Price	-10% $175	-5% $140	+0% $104	+5% $69	+10% $34
Rent	-10% $11	-5% $58	+0% $104	+5% $151	+10% $198
Rate	-1.0pp $167	-0.5pp $136	base $104	+0.5pp $72	+1.0pp $39

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	15d	1	0.39mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	45d	1	0.45mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	45d	1	0.45mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	45d	1	0.50mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	15d	1	0.50mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.54mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	0.54mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	45d	1	0.55mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	23d	1	0.56mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	23d	1	0.63mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	45d	3	0.66mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	0.71mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	45d	1	0.78mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	15d	1	0.79mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	23d	1	0.80mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	0.86mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	45d	1	0.90mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	0.92mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	45d	1	0.93mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	45d	1	0.93mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	23d	1	0.99mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	23d	1	1.17mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	45d	1	1.17mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	23d	1	1.18mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	45d	1	1.24mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	15d	1	1.25mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	23d	1	1.36mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	23d	1	1.37mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	23d	1	1.41mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	15d	1	1.45mi

Listing history 25 events

1. 2026-06-22
   days on market $124,900 Active 149 DOM
2. 2026-06-18
   days on market $124,900 Active 146 DOM
3. 2026-06-17
   days on market $124,900 Active 145 DOM
4. 2026-06-16
   days on market $124,900 Active 144 DOM
5. 2026-06-15
   days on market $124,900 Active 143 DOM
6. 2026-06-14
   days on market $124,900 Active 141 DOM
7. 2026-06-13
   days on market $124,900 Active 140 DOM
8. 2026-06-10
   days on market $124,900 Active 138 DOM
9. 2026-06-09
   days on market $124,900 Active 137 DOM
10. 2026-06-08
    days on market $124,900 Active 136 DOM
11. 2026-06-07
    days on market $124,900 Active 135 DOM
12. 2026-06-05
    days on market $124,900 Active 132 DOM
13. 2026-06-03
    days on market $124,900 Active 131 DOM
14. 2026-06-02
    days on market $124,900 Active 130 DOM
15. 2026-06-01
    days on market $124,900 Active 129 DOM
16. 2026-05-31
    days on market $124,900 Active 128 DOM
17. 2026-05-30
    days on market $124,900 Active 127 DOM
18. 2026-02-09
    price $124,900 816-char remark

    Show marketing remark (816 chars)

    Welcome to 3410 Hamilton Road, a well-located home offering comfort, character, and convenience. This 3-bedroom, 1-bath residence features a functional layout with inviting living space. The home includes a separate dining room accented by French doors, providing an ideal setting for everyday meals or entertaining. A welcoming front porch adds to the home's charm, while the fenced backyard offers privacy and space for outdoor enjoyment, pets, or gardening. Conveniently located near a park, shopping, dining, and major roadways, this property offers easy access to downtown Columbus, Fort Moore, and surrounding areas. Whether you are seeking a primary residence or an investment opportunity, this home offers solid value in an established area. Schedule your showing today to see all this property has to offer.

19. 2026-01-23
    listed $135,000 Active 816-char remark

    Show marketing remark (816 chars)

    Welcome to 3410 Hamilton Road, a well-located home offering comfort, character, and convenience. This 3-bedroom, 1-bath residence features a functional layout with inviting living space. The home includes a separate dining room accented by French doors, providing an ideal setting for everyday meals or entertaining. A welcoming front porch adds to the home's charm, while the fenced backyard offers privacy and space for outdoor enjoyment, pets, or gardening. Conveniently located near a park, shopping, dining, and major roadways, this property offers easy access to downtown Columbus, Fort Moore, and surrounding areas. Whether you are seeking a primary residence or an investment opportunity, this home offers solid value in an established area. Schedule your showing today to see all this property has to offer.

20. 2022-06-06
    soldstatus $110,000 Sold 342-char remark

    Show marketing remark (342 chars)

    Nicely renovated 3 BR/1bath home w/ front porch and large back yard. NEW LVP flooring throughout dining room, living room and bedrooms. Spacious living room w/ decorative fireplace and formal dining room w/ french doors. Kitchen w/ gas stove, refrigerator and pantry. NEW paint, NEW HVAC system and privacy fence w/ large gate. Move-in ready.

21. 2022-06-06
    soldstatus $110,000

    Show marketing remark (342 chars)

    Nicely renovated 3 BR/1bath home w/ front porch and large back yard. NEW LVP flooring throughout dining room, living room and bedrooms. Spacious living room w/ decorative fireplace and formal dining room w/ french doors. Kitchen w/ gas stove, refrigerator and pantry. NEW paint, NEW HVAC system and privacy fence w/ large gate. Move-in ready.

22. 2022-06-06
    soldstatus $110,000

    Show marketing remark (342 chars)

    Nicely renovated 3 BR/1bath home w/ front porch and large back yard. NEW LVP flooring throughout dining room, living room and bedrooms. Spacious living room w/ decorative fireplace and formal dining room w/ french doors. Kitchen w/ gas stove, refrigerator and pantry. NEW paint, NEW HVAC system and privacy fence w/ large gate. Move-in ready.

23. 2022-05-19
    status Under Contract 342-char remark

    Show marketing remark (342 chars)

    Nicely renovated 3 BR/1bath home w/ front porch and large back yard. NEW LVP flooring throughout dining room, living room and bedrooms. Spacious living room w/ decorative fireplace and formal dining room w/ french doors. Kitchen w/ gas stove, refrigerator and pantry. NEW paint, NEW HVAC system and privacy fence w/ large gate. Move-in ready.

24. 2022-04-27
    listed $119,000 New 342-char remark

    Show marketing remark (342 chars)

    Nicely renovated 3 BR/1bath home w/ front porch and large back yard. NEW LVP flooring throughout dining room, living room and bedrooms. Spacious living room w/ decorative fireplace and formal dining room w/ french doors. Kitchen w/ gas stove, refrigerator and pantry. NEW paint, NEW HVAC system and privacy fence w/ large gate. Move-in ready.

25. 2022-04-27
    listed $119,000

    Show marketing remark (342 chars)

    Nicely renovated 3 BR/1bath home w/ front porch and large back yard. NEW LVP flooring throughout dining room, living room and bedrooms. Spacious living room w/ decorative fireplace and formal dining room w/ french doors. Kitchen w/ gas stove, refrigerator and pantry. NEW paint, NEW HVAC system and privacy fence w/ large gate. Move-in ready.

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,254
• − Mortgage interest: −$6,996
• − Property taxes: −$1,523
• − Insurance: −$624
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$3,633
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,446/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: Muscogee County
• NCES district ID: 1303870
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $41,176
• Composite: 21.6/100
• National rank: #8297
• State rank: #120 of 174 in GA

Livability — Columbus

• Score: 64/100
• State rank: #254
• US rank: #14102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, GA
• County: Muscogee County · 180,764 people
• City population: 180,764
• Metro: Columbus, GA-AL
• Population (ZIP): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

Population outlook (Muscogee County) Hauer SSP2

• Today (2025): 216,729 people
• By 2030: 224,504 · +3.6%
• By 2040: 238,318 · +10.0%
• By 2050: 249,027 · +14.9%
• By 2075: 264,862 · +22.2%
• By 2100: 254,786 · +17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Muscogee

• 2024 margin: Strong D (+23.4) · D 61.4% · R 38.0%
• 2008→2024 swing: +3.7pp toward D · 2008: 19.7pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+18.6 2012: D+21.3 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• Metro: Columbus, GA-AL
• 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

+5.0% since first listed

8 events — show timeline

• 2026-02-09 Price Changed $124,900 CBOR
• 2026-01-23 Listed $135,000 CBOR
• 2022-06-06 Sold (Public Records) $110,000 Public Records
• 2022-06-06 Sold (MLS) $110,000 CBOR
• 2022-06-06 Sold (MLS) $110,000 GAMLS
• 2022-05-19 Pending — GAMLS
• 2022-04-27 Listed $119,000 CBOR
• 2022-04-27 Listed $119,000 GAMLS

Property tax history

+3.8%/yr

Latest (2025): $1,523 · -0.0% YoY. Source: county tax records.