1732 Old Dogwood · Irondale, GA 30238

$179,900

3 bd · 3.0 ba · 1,528 sqft · SingleFamily public records · 57 Days on market

Built 2007 2,583 sqft lot $118/sqft · 21% below area Est $227k · 21% under $50/mo HOA · 3% 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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• 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 MLS

Beautiful 3 bedroom 2 bath Home Can Be Yours!!! This townhome has been well maintained! Upper level features a spacious master with walk in closets, tub/shower combo, 2 additional large bedrooms, and Laundry Room on the main. Main level features gorgeous fireplace, gleaming beautiful kitchen with new cabinetry, new carpet, a cozy family room, and backyard great for entertaining. Easy access to Atlanta airport, Atlanta Motor Speedway, restaurants, nightlife and shopping. This home is perfect for the 1st time homebuyer. Schedule your viewing now.

Key facts

• Gorgeous fireplace
• Cozy family room
• Walk in closets

Tags

• WALK IN CLOSETS
• GORGEOUS FIREPLACE
• NEW CABINETRY
• COZY FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+2.1%/yr); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $5k 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 57 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.2

CMA / ARV

• ARV (median comp): $226,843
• List price: $179,900
• Delta: -20.69%
• 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
1397 Iron Gate Blvd	0.43mi	3/2.5	1,557 (+2%)	7mo	$225,000	$145	69
10223 Foxfire Ter	0.30mi	3/1.5	1,430 (-6%)	1mo	$153,900	$108	69
1596 Bonanza Church Rd	0.34mi	3/2.0	1,380 (-10%)	1mo	$155,000	$112	63
1421 Iron Gate Blvd	0.43mi	3/2.0	1,557 (+2%)	18mo	$165,000	$106	58
10448 Tara Pointe Dr	0.31mi	3/2.0	1,341 (-12%)	4mo	$225,000	$168	58
1499 Carriage Ln	0.29mi	3/2.0	1,376 (-10%)	12mo	$189,650	$138	56
1362 Tara Rd	0.59mi	3/2.0	1,392 (-9%)	2mo	$239,000	$172	52
1352 Labelle St	0.52mi	3/2.0	1,360 (-11%)	2mo	$195,000	$143	51
10321 Wisteria Ln	0.37mi	3/2.0	1,650 (+8%)	17mo	$250,000	$152	51
1485 Bola Ct	0.33mi	4/2.0 (+1)	1,300 (-15%)	6mo	$160,000	$123	46
10581 Eagles Dr	0.56mi	3/2.0	1,423 (-7%)	16mo	$255,000	$179	45
10407 Larrack Ct	0.66mi	4/2.5 (+1)	1,490 (-2%)	18mo	$265,000	$178	43

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-24,764
• Equity at exit: $26,824

10-year hold

• IRR: -6.6%
• Equity multiple: 0.60×
• Total profit: $-20,358
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$943
• Tax from tax record: −$289 /mo · $3,465/yr
• Insurance: −$75
• HOA: −$50
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $94

Break-even live

Break-even rent $1,718

Max offer price $179,900

Occupancy floor 90%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.06mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.09mi
1576 Iris Walk Jonesboro, GA	3.0	2.5	1683	$1,695	$1.01	44d	1	0.09mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	44d	1	0.09mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	0.11mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	0.14mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.14mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.16mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.17mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.23mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	5d	1	0.31mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	44d	1	0.36mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	13d	1	0.41mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	2d	1	0.42mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	24d	1	0.46mi
10527 Thrasher Rd Jonesboro, GA	4.0	2.5	2028	$1,850	$0.91	5d	1	0.46mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	44d	1	0.50mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	5d	1	0.55mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	24d	1	0.56mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	44d	1	0.57mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	18d	1	0.60mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	44d	1	0.64mi
1276 Avery Dr Jonesboro, GA	3.0	2.0	1811	$1,755	$0.97	5d	1	0.64mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	2d	1	0.65mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	22d	1	0.66mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	20d	1	0.69mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	20d	1	0.72mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	44d	1	0.83mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	44d	1	0.93mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	21d	1	0.95mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	24d	1	0.97mi
1118 Walnut Creek Ln Jonesboro, GA	4.0	2.0	2024	$1,895	$0.94	44d	1	0.97mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	44d	1	1.01mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	24d	1	1.01mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	1.11mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	44d	1	1.11mi
10311 Commons Xing Jonesboro, GA	3.0	2.0	2051	$2,020	$0.98	44d	1	1.11mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	44d	1	1.12mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	4d	10	1.14mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	17d	1	1.15mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 23 events

1. 2026-06-18
   days on market $179,900 Active 57 DOM
2. 2026-06-17
   days on market $179,900 Active 56 DOM
3. 2026-06-16
   days on market $179,900 Active 55 DOM
4. 2026-06-15
   price $179,900 Active 54 DOM
5. 2026-06-15
   days on market $194,750 Active 54 DOM
6. 2026-06-13
   days on market $194,750 Active 52 DOM
7. 2026-06-09
   days on market $194,750 Active 48 DOM
8. 2026-06-08
   days on market $194,750 Active 47 DOM
9. 2026-06-07
   pricedays on market $194,750 Active 46 DOM
10. 2026-06-04
    days on market $197,500 Active 43 DOM
11. 2026-06-03
    days on market $197,500 Active 42 DOM
12. 2026-06-02
    days on market $197,500 Active 41 DOM
13. 2026-06-01
    days on market $197,500 Active 40 DOM
14. 2026-05-31
    days on market $197,500 Active 39 DOM
15. 2026-04-22
    listed $205,000 New 550-char remark

    Show marketing remark (550 chars)

    Beautiful 3 bedroom 2 bath Home Can Be Yours!!! This townhome has been well maintained! Upper level features a spacious master with walk in closets, tub/shower combo, 2 additional large bedrooms, and Laundry Room on the main. Main level features gorgeous fireplace, gleaming beautiful kitchen with new cabinetry, new carpet, a cozy family room, and backyard great for entertaining. Easy access to Atlanta airport, Atlanta Motor Speedway, restaurants, nightlife and shopping. This home is perfect for the 1st time homebuyer. Schedule your viewing now.

16. 2026-04-22
    listed $205,000 Active 550-char remark

    Show marketing remark (550 chars)

    Beautiful 3 bedroom 2 bath Home Can Be Yours!!! This townhome has been well maintained! Upper level features a spacious master with walk in closets, tub/shower combo, 2 additional large bedrooms, and Laundry Room on the main. Main level features gorgeous fireplace, gleaming beautiful kitchen with new cabinetry, new carpet, a cozy family room, and backyard great for entertaining. Easy access to Atlanta airport, Atlanta Motor Speedway, restaurants, nightlife and shopping. This home is perfect for the 1st time homebuyer. Schedule your viewing now.

17. 2022-06-13
    soldstatus $208,000
18. 2022-06-10
    soldstatus $208,000 Closed
19. 2022-06-10
    soldstatus $208,000 Sold
20. 2022-05-23
    status Under Contract
21. 2022-05-14
    status Pending
22. 2022-04-29
    listed $205,000 Active
23. 2022-04-29
    listed $205,000 New

ⓘ 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: $3,465 · $289/mo
• Projected year-2 tax: $3,465 · $289/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,048
• − Mortgage interest: −$10,077
• − Property taxes: −$3,465
• − Insurance: −$900
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$600
• − Depreciation: −$5,233
• Taxable loss: −$1,755
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,554/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
• City population: 93,280
• 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

+0.0% since first listed

9 events — show timeline

• 2026-04-22 Listed $205,000 FMLS
• 2026-04-22 Listed $205,000 GAMLS
• 2022-06-13 Sold (Public Records) $208,000 Public Records
• 2022-06-10 Sold (MLS) $208,000 GAMLS
• 2022-06-10 Sold (MLS) $208,000 FMLS
• 2022-05-23 Pending — GAMLS
• 2022-05-14 Pending — FMLS
• 2022-04-29 Listed $205,000 GAMLS
• 2022-04-29 Listed $205,000 FMLS

Property tax history

+6.7%/yr

Latest (2025): $3,465 · -2.7% YoY. Source: county tax records.