1147 Dunivin Dr · Irondale, GA 30238

$175,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 60 Days on market

Built 2009 $127/sqft · 26% below area Est $236k · 26% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Great 1 story move in ready home. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. AGENTS PLEASE NOTE: offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". Two: This property may qualify for Seller Financing (Vendee). Three: If Property was built prior to 1978, Lead Based Paint Potentially Exists

Key facts

• Garage
• Built 2009
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% 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); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.1%/yr); 264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 60 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y ago; this cycle's ask has dropped $20k (10%) 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $235,965
• List price: $175,000
• Delta: -25.84%
• 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
1352 Labelle St	0.15mi	3/2.0	1,360 (-1%)	2mo	$195,000	$143	85
10223 Foxfire Ter	0.29mi	3/1.5	1,430 (+4%)	1mo	$153,900	$108	77
1362 Tara Rd	0.38mi	3/2.0	1,392 (+1%)	2mo	$239,000	$172	75
10119 Commons Way	0.36mi	3/2.0	1,468 (+7%)	3mo	$246,000	$168	66
1101 Walnut Creek Ln	0.46mi	3/2.0	1,348 (-2%)	7mo	$237,000	$176	65
1596 Bonanza Church Rd	0.66mi	3/2.0	1,380 (+0%)	2mo	$155,000	$112	63
1485 Bola Ct	0.33mi	4/2.0 (+1)	1,300 (-6%)	6mo	$160,000	$123	61
1224 Bonita Cir	0.47mi	3/2.0	1,454 (+6%)	5mo	$260,000	$179	61
1397 Iron Gate Blvd	0.17mi	3/2.5	1,557 (+13%)	7mo	$225,000	$145	58
1085 Commons Ct	0.44mi	3/2.0	1,501 (+9%)	3mo	$250,000	$167	58
10448 Tara Pointe Dr	0.67mi	3/2.0	1,341 (-3%)	4mo	$225,000	$168	57
1159 Bonita Way	0.47mi	3/2.0	1,260 (-8%)	6mo	$225,000	$179	55

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,338
• Equity at exit: $26,093

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,194
• Equity at exit: $15,131

Cash invested: $49,000 (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: 264
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $231

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $352	-5% $291	+0% $231	+5% $170	+10% $110
Rent	-10% $87	-5% $159	+0% $231	+5% $303	+10% $375
Rate	-1.0pp $319	-0.5pp $275	base $231	+0.5pp $185	+1.0pp $139

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Avery Dr Jonesboro, GA	3.0	2.0	1811	$1,755	$0.97	7d	1	0.07mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	7d	1	0.18mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,740	$1.19	1d	1	0.19mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	4d	1	0.21mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	1d	1	0.21mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	46d	1	0.25mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	20d	1	0.27mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	15d	1	0.27mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	4d	1	0.29mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	15d	1	0.34mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	26d	1	0.34mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,755	$1.35	1d	1	0.36mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	46d	1	0.39mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	23d	1	0.39mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	46d	1	0.45mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	46d	1	0.45mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	26d	1	0.45mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	46d	1	0.45mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	46d	1	0.48mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	26d	1	0.49mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	46d	1	0.50mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	26d	1	0.51mi
1576 Iris Walk Jonesboro, GA	3.0	2.5	1683	$1,695	$1.01	46d	1	0.51mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	46d	1	0.52mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	46d	1	0.53mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	46d	1	0.53mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	26d	1	0.53mi
1585 Iris Walk Jonesboro, GA	3.0	2.5	1497	$1,869	$1.25	1d	1	0.53mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	24d	1	0.56mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	19d	1	0.58mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	46d	1	0.59mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	46d	1	0.60mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	26d	1	0.64mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	46d	1	0.73mi
938 Iron Gate Blvd Jonesboro, GA	4.0	3.0	1688	$2,200	$1.30	46d	1	0.75mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	46d	1	0.76mi
10411 Tobano Trl Jonesboro, GA	3.0	2.5	1659	$1,875	$1.13	46d	1	0.79mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	22d	1	0.82mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,715	$1.65	1d	1	0.85mi
1057 Misty Meadows Pt Hampton, GA	3.0	2.0	1505	$1,799	$1.20	7d	1	0.89mi

Listing history 45 events

1. 2026-06-22
   days on market $175,000 Active 60 DOM
2. 2026-06-21
   days on market $175,000 Active 59 DOM
3. 2026-06-18
   statusdays on market $175,000 Active 56 DOM
4. 2026-06-17
   days on market $175,000 Price Change 55 DOM
5. 2026-06-16
   days on market $175,000 Price Change 54 DOM
6. 2026-06-16
   pricestatus $175,000 Price Change 53 DOM
7. 2026-06-15
   days on market $185,000 Active 53 DOM
8. 2026-06-13
   days on market $185,000 Active 51 DOM
9. 2026-06-09
   days on market $185,000 Active 47 DOM
10. 2026-06-08
    days on market $185,000 Active 46 DOM
11. 2026-06-07
    days on market $185,000 Active 45 DOM
12. 2026-06-04
    days on market $185,000 Active 42 DOM
13. 2026-06-03
    days on market $185,000 Active 41 DOM
14. 2026-06-02
    days on market $185,000 Active 40 DOM
15. 2026-06-01
    days on market $185,000 Active 39 DOM
16. 2026-05-31
    days on market $185,000 Active 38 DOM
17. 2026-05-13
    price $185,000 443-char remark

    Show marketing remark (443 chars)

    Great 1 story move in ready home. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. AGENTS PLEASE NOTE: offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". Two: This property may qualify for Seller Financing (Vendee). Three: If Property was built prior to 1978, Lead Based Paint Potentially Exists

18. 2026-05-07
    status Back On Market 443-char remark

    Show marketing remark (443 chars)

    Great 1 story move in ready home. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. AGENTS PLEASE NOTE: offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". Two: This property may qualify for Seller Financing (Vendee). Three: If Property was built prior to 1978, Lead Based Paint Potentially Exists

19. 2026-04-02
    status Under Contract 443-char remark

    Show marketing remark (443 chars)

    Great 1 story move in ready home. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. AGENTS PLEASE NOTE: offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". Two: This property may qualify for Seller Financing (Vendee). Three: If Property was built prior to 1978, Lead Based Paint Potentially Exists

20. 2026-03-18
    listed $195,000 New 443-char remark

    Show marketing remark (443 chars)

    Great 1 story move in ready home. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. AGENTS PLEASE NOTE: offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". Two: This property may qualify for Seller Financing (Vendee). Three: If Property was built prior to 1978, Lead Based Paint Potentially Exists

21. 2026-01-17
    historical
22. 2026-01-05
    historical Active Under Contract
23. 2025-12-28
    price $235,000
24. 2025-10-18
    listed $235,999 New
25. 2025-08-30
    historical
26. 2025-07-29
    historical
27. 2025-05-30
    listed $246,900 New
28. 2025-05-30
    listed $247,900 New
29. 2025-02-28
    historical
30. 2025-02-28
    historical
31. 2024-11-04
    status Active
32. 2024-11-04
    historical
33. 2024-11-04
    listed $250,000 Active
34. 2024-08-15
    listed $250,000 New
35. 2022-08-25
    soldstatus $222,000 Sold
36. 2022-08-25
    soldstatus $222,000 Closed
37. 2022-08-25
    soldstatus $222,000
38. 2022-07-22
    price $214,900
39. 2022-07-21
    status Under Contract
40. 2022-07-21
    status Pending
41. 2022-07-19
    listed $224,900 New
42. 2022-07-19
    listed $224,900 Active
43. 2022-01-03
    soldstatus $182,200
44. 2018-10-08
    historical
45. 2018-06-01
    listed $127,000 New

ⓘ 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 3/10 Moderate
• 🌡 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: $21,876
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$5,091
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,774/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

+45.7% since first listed

29 events — show timeline

• 2026-05-13 Price Changed $185,000 GAMLS
• 2026-05-07 Relisted — GAMLS
• 2026-04-02 Pending — GAMLS
• 2026-03-18 Listed $195,000 GAMLS
• 2026-01-17 Listing Removed — GAMLS
• 2026-01-05 Contingent — GAMLS
• 2025-12-28 Price Changed $235,000 GAMLS
• 2025-10-18 Listed $235,999 GAMLS
• 2025-08-30 Listing Removed — GAMLS
• 2025-07-29 Listing Removed — GAMLS
• 2025-05-30 Listed $247,900 GAMLS
• 2025-05-30 Listed $246,900 GAMLS
• 2025-02-28 Listing Removed — FMLS
• 2025-02-28 Listing Removed — GAMLS
• 2024-11-04 Relisted — GAMLS
• 2024-11-04 Listed $250,000 FMLS
• 2024-11-04 Listing Removed — GAMLS
• 2024-08-15 Listed $250,000 GAMLS
• 2022-08-25 Sold (Public Records) $222,000 Public Records
• 2022-08-25 Sold (MLS) $222,000 FMLS
• 2022-08-25 Sold (MLS) $222,000 GAMLS
• 2022-07-22 Price Changed $214,900 FMLS
• 2022-07-21 Pending — GAMLS
• 2022-07-21 Pending — FMLS
• 2022-07-19 Listed $224,900 FMLS
• 2022-07-19 Listed $224,900 GAMLS
• 2022-01-03 Sold (Public Records) $182,200 Public Records
• 2018-10-08 Listing Removed — GAMLS
• 2018-06-01 Listed $127,000 GAMLS

Property tax history

-21.6%/yr

Latest (2025): $38 · -98.6% YoY. Source: county tax records.