1253 Todiway Ct · Irondale, GA 30238

$185,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 15 Days on market

Built 1985 0.41 ac lot $156/sqft · 6% above area Est $228k · 19% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great location. Close to shopping and dining. Great starter home or investment property. 3 bedrooms/2 full baths. Large family room and living room. Covered back porch overlooking large, level backyard. A few improvements and you can make it your own. Sold As-Is. No blind offers. Ask how you can receive up to $500 credit by using one of our preferred lenders. Exclusions may apply.

Key facts

• Large level backyard
• Covered back porch
• 0.41 acre lot

Tags

• COVERED BACK PORCH
• LARGE LEVEL BACKYARD

Property features AI

Finance

• Other: Property offered As Is
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Underground utilities; Sewer connected; Water available
• Home design: Single-family house; Residential resale; One story; Outbuilding on property
• Construction: Built in 1985; Press board construction; Composition roof; Foundation information not provided
• Exterior features: Deck; Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One-level layout; Family room; Great room; No fireplaces; No shared/common walls
• Laundry & utility: Laundry located in the kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $115 ($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 $181k (2.3% below list).
• Recommended offer: $181k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.1% in Irondale — 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 57/100 on livability (#466 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hawthorne Elementary School (math 5% / reading 17%, grade F, #1,071 of 1,228 statewide, top 88%, 821 students, 90% FRL); Mundys Mill Middle School (math 10% / reading 24%, grade F, #381 of 470 statewide, top 82%, 768 students, 90% FRL).
• Market conditions: Rents rising (+2.1%/yr); 251 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago 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.
• Current owner paid $88k; list at $185k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $180,793 (2.3% 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 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $228,253
• List price: $185,000
• Delta: -18.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10190 Hamilton Glen Gln	0.31mi	3/2.0	1,200 (+1%)	8mo	$225,000	$188	77
10173 Brass Ring Rd	0.13mi	3/2.0	1,092 (-8%)	11mo	$190,000	$174	71
1375 Labelle St	0.32mi	3/2.0	1,100 (-7%)	8mo	$209,000	$190	66
1320 Labelle St	0.18mi	3/1.5	1,075 (-10%)	13mo	$165,000	$153	63
1352 Labelle St	0.26mi	3/2.0	1,360 (+14%)	2mo	$195,000	$143	62
1494 Iron Gate Blvd	0.46mi	3/1.5	1,107 (-7%)	7mo	$150,000	$136	60
10111 Commons Way	0.15mi	3/2.0	1,366 (+15%)	12mo	$233,000	$171	58
1159 Bonita Way	0.65mi	3/2.0	1,260 (+6%)	6mo	$225,000	$179	55
1485 Bola Ct	0.47mi	4/2.0 (+1)	1,300 (+9%)	6mo	$160,000	$123	53
1101 Walnut Creek Ln	0.43mi	3/2.0	1,348 (+14%)	7mo	$237,000	$176	51
10359 Briarbay Loop	0.65mi	3/2.0	1,284 (+8%)	8mo	$150,000	$117	50
1152 Sunday Ln	0.68mi	3/2.0	1,362 (+15%)	12mo	$244,000	$179	34

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-24,276
• Equity at exit: $27,584

10-year hold

• IRR: -5.7%
• Equity multiple: 0.65×
• Total profit: $-18,303
• Equity at exit: $15,995

Cash invested: $51,800 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$970
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $115

Break-even live

Break-even rent $1,662

Max offer price $185,000

Occupancy floor 89%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	21d	1	0.22mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	5d	1	0.23mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	24d	1	0.36mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	13d	1	0.37mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	17d	1	0.42mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	20d	1	0.44mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	2d	1	0.47mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	5d	1	0.48mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	44d	1	0.50mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	44d	1	0.52mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	18d	1	0.56mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	2d	1	0.58mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	13d	1	0.61mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	24d	1	0.61mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	0.64mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	44d	1	0.67mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.68mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.68mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	44d	1	0.69mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.70mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	44d	1	0.71mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	0.73mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.74mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.75mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.82mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	44d	1	0.97mi
10445 Ivygate Ave Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	44d	1	1.01mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	44d	1	1.02mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	20d	1	1.12mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,730	$1.66	44d	1	1.14mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	22d	1	1.30mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	44d	1	1.39mi
696 Tara Rd Unit 3x2N Jonesboro, GA	3.0	2.0	1190	$1,199	$1.01	44d	1	1.39mi

Listing history 24 events

1. 2026-05-11
   listed $185,000 New 383-char remark
2. 2026-03-31
   historical
3. 2026-03-31
   historical
4. 2026-01-30
   historical
5. 2025-10-31
   historical
6. 2025-09-01
   historical
7. 2025-07-18
   price $195,000
8. 2025-07-18
   price $195,000
9. 2025-06-30
   historical
10. 2025-05-02
    listed $215,000 Active
11. 2025-04-22
    listed $195,000 New
12. 2025-04-22
    listed $195,000 New
13. 2025-04-22
    listed $195,000 New
14. 2025-04-22
    listed $215,000 New
15. 2025-04-22
    listed $215,000 New
16. 2024-11-05
    historical
17. 2024-07-26
    status Back On Market
18. 2024-07-22
    status Under Contract
19. 2024-05-13
    price $219,000
20. 2024-05-06
    listed $237,000 New
21. 2001-06-13
    soldstatus $87,500
22. 1999-12-06
    soldstatus $75,000
23. 1990-01-11
    soldstatus $57,743
24. 1988-01-29
    soldstatus $58,000

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,695
• − Mortgage interest: −$10,363
• − Property taxes: −$3,188
• − Insurance: −$925
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,382
• Taxable loss: −$1,634
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,776/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Irondale

• Score: 57/100
• State rank: #466
• US rank: #22025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irondale, GA
• County: Clayton County · 230,153 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+219.0% since first listed

25 events — show timeline

• 2026-05-27 Pending — GAMLS
• 2026-05-11 Listed $185,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-01-30 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-09-01 Listing Removed — GAMLS
• 2025-07-18 Price Changed $195,000 FMLS
• 2025-07-18 Price Changed $195,000 GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-05-02 Listed $215,000 FMLS
• 2025-04-22 Listed $215,000 GAMLS
• 2025-04-22 Listed $215,000 GAMLS
• 2025-04-22 Listed $195,000 GAMLS
• 2025-04-22 Listed $195,000 GAMLS
• 2025-04-22 Listed $195,000 GAMLS
• 2024-11-05 Listing Removed — GAMLS
• 2024-07-26 Relisted — GAMLS
• 2024-07-22 Pending — GAMLS
• 2024-05-13 Price Changed $219,000 GAMLS
• 2024-05-06 Listed $237,000 GAMLS
• 2001-06-13 Sold (Public Records) $87,500 Public Records
• 1999-12-06 Sold (Public Records) $75,000 Public Records
• 1990-01-11 Sold (Public Records) $57,743 Public Records
• 1988-01-29 Sold (Public Records) $58,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,188 · +1.8% YoY. Source: county tax records.