10248 Briarbay Loop · Irondale, GA 30238

$209,900

3 bd · 2.0 ba · 1,065 sqft · SingleFamily public records · 155 Days on market

Built 1987 0.29 ac lot $197/sqft · at area comps Est $217k · at est.

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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 +13.7/30.0
• ARV discount +8.9/15.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• 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

Welcome to 10248 Briarbay Loop in Jonesboro, a comfortable and well-laid-out home featuring 3 bedrooms and 2 full baths. The primary bedroom includes a walk-in closet, offering added storage and convenience. Located in an established neighborhood with easy access to shopping, dining, schools, and major roadways, this home is ideal for everyday living or as an investment opportunity.

Key facts

• Walk-in closet
• 0.29 acre lot
• Garage

Tags

• WALK-IN CLOSET
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $15 ($184/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 $180k (14.3% below list).
• Recommended offer: $180k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in Irondale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 155 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

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 $179,865 (14.3% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (median comp): $216,876
• List price: $209,900
• Delta: -3.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10330 Wisteria Ln	0.13mi	3/2.0	1,065 (0%)	13mo	$240,000	$225	83
1375 Labelle St	0.14mi	3/2.0	1,100 (+3%)	8mo	$209,000	$190	81
10331 Wrens Dr	0.26mi	3/2.0	1,072 (+1%)	13mo	$239,900	$224	76
1320 Labelle St	0.29mi	3/1.5	1,075 (+1%)	13mo	$165,000	$153	72
1494 Iron Gate Blvd	0.32mi	3/1.5	1,107 (+4%)	6mo	$150,000	$136	71
1341 Wrens Ct	0.22mi	3/2.0	1,101 (+3%)	16mo	$229,000	$208	71
10173 Brass Ring Rd	0.39mi	3/2.0	1,092 (+2%)	11mo	$190,000	$174	68
10452 Candlelight Rd	0.45mi	3/2.0	1,172 (+10%)	14mo	$219,000	$187	51
10190 Hamilton Glen Gln	0.47mi	3/2.0	1,200 (+13%)	8mo	$225,000	$188	50
10307 Fairhaven Rd	0.49mi	3/2.0	1,154 (+8%)	19mo	$210,000	$182	47
10281 Fairhaven Rd	0.48mi	3/2.0	1,176 (+10%)	20mo	$225,000	$191	43
1100 Walnut Creek Ln	0.63mi	3/2.0	1,176 (+10%)	17mo	$210,000	$179	39

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-34,721
• Equity at exit: $31,297

10-year hold

• IRR: -10.4%
• Equity multiple: 0.39×
• Total profit: $-35,764
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $15

Break-even live

Break-even rent $1,779

Max offer price $209,900

Occupancy floor 94%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	43d	1	0.05mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	12d	1	0.13mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	1d	1	0.16mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.21mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.21mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	12d	1	0.21mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	0.22mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	5d	1	0.22mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.24mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	43d	1	0.26mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	0.27mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	5d	1	0.27mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.29mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.29mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	17d	1	0.30mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	24d	1	0.31mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	1d	1	0.32mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	21d	1	0.33mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	19d	1	0.35mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	43d	1	0.53mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	43d	1	0.55mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	43d	1	0.59mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	20d	1	0.63mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,730	$1.66	43d	1	0.66mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	24d	1	0.67mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	43d	1	0.68mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	19d	1	0.69mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	21d	1	0.82mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	16d	1	0.82mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	43d	1	0.85mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	43d	1	1.02mi
10445 Ivygate Ave Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	43d	1	1.20mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	21d	1	1.21mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	43d	1	1.32mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	43d	1	1.34mi

Listing history 36 events

1. 2026-06-18
   days on market $209,900 Active 155 DOM
2. 2026-06-17
   days on market $209,900 Active 154 DOM
3. 2026-06-16
   days on market $209,900 Active 153 DOM
4. 2026-06-15
   days on market $209,900 Active 152 DOM
5. 2026-06-13
   days on market $209,900 Active 150 DOM
6. 2026-06-09
   days on market $209,900 Active 146 DOM
7. 2026-06-08
   days on market $209,900 Active 145 DOM
8. 2026-06-07
   days on market $209,900 Active 144 DOM
9. 2026-06-04
   days on market $209,900 Active 141 DOM
10. 2026-06-03
    days on market $209,900 Active 140 DOM
11. 2026-06-02
    days on market $209,900 Active 139 DOM
12. 2026-06-01
    days on market $209,900 Active 138 DOM
13. 2026-05-31
    days on market $209,900 Active 137 DOM
14. 2026-02-24
    price $209,900 385-char remark

    Show marketing remark (385 chars)

    Welcome to 10248 Briarbay Loop in Jonesboro, a comfortable and well-laid-out home featuring 3 bedrooms and 2 full baths. The primary bedroom includes a walk-in closet, offering added storage and convenience. Located in an established neighborhood with easy access to shopping, dining, schools, and major roadways, this home is ideal for everyday living or as an investment opportunity.

15. 2026-01-31
    price $214,900 385-char remark

    Show marketing remark (385 chars)

    Welcome to 10248 Briarbay Loop in Jonesboro, a comfortable and well-laid-out home featuring 3 bedrooms and 2 full baths. The primary bedroom includes a walk-in closet, offering added storage and convenience. Located in an established neighborhood with easy access to shopping, dining, schools, and major roadways, this home is ideal for everyday living or as an investment opportunity.

16. 2026-01-14
    listed $219,900 New 385-char remark

    Show marketing remark (385 chars)

    Welcome to 10248 Briarbay Loop in Jonesboro, a comfortable and well-laid-out home featuring 3 bedrooms and 2 full baths. The primary bedroom includes a walk-in closet, offering added storage and convenience. Located in an established neighborhood with easy access to shopping, dining, schools, and major roadways, this home is ideal for everyday living or as an investment opportunity.

17. 2026-01-05
    historical
18. 2025-12-04
    price $219,900
19. 2025-11-17
    price $224,900
20. 2025-10-02
    price $229,900
21. 2025-09-23
    price $234,900
22. 2025-09-05
    listed $239,900 New
23. 2022-02-16
    soldstatus $4,857,881
24. 2017-07-31
    soldstatus $2,566,600
25. 2016-11-01
    historical
26. 2016-10-18
    price $79,500
27. 2016-10-13
    price $80,600
28. 2016-10-03
    status Back on Market
29. 2016-10-01
    historical
30. 2016-09-07
    listed $85,000 New
31. 2014-05-01
    historical
32. 2013-12-07
    price $81,488 Increased
33. 2013-10-28
    listed $74,080 New
34. 2000-04-26
    soldstatus $82,500
35. 1991-06-10
    soldstatus $59,500
36. 1987-09-30
    soldstatus $59,500

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $2,609 · $217/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 6/10 Major 7 d/yr ≥105°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,584
• − Mortgage interest: −$11,758
• − Property taxes: −$2,609
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,106
• Taxable loss: −$3,392
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $998/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

+252.8% since first listed

23 events — show timeline

• 2026-02-24 Price Changed $209,900 GAMLS
• 2026-01-31 Price Changed $214,900 GAMLS
• 2026-01-14 Listed $219,900 GAMLS
• 2026-01-05 Listing Removed — GAMLS
• 2025-12-04 Price Changed $219,900 GAMLS
• 2025-11-17 Price Changed $224,900 GAMLS
• 2025-10-02 Price Changed $229,900 GAMLS
• 2025-09-23 Price Changed $234,900 GAMLS
• 2025-09-05 Listed $239,900 GAMLS
• 2022-02-16 Sold (Public Records) $4,857,881 Public Records
• 2017-07-31 Sold (Public Records) $2,566,600 Public Records
• 2016-11-01 Listing Removed — GAMLS
• 2016-10-18 Price Changed $79,500 GAMLS
• 2016-10-13 Price Changed $80,600 GAMLS
• 2016-10-03 Relisted — GAMLS
• 2016-10-01 Listing Removed — GAMLS
• 2016-09-07 Listed $85,000 GAMLS
• 2014-05-01 Listing Removed — GAMLS
• 2013-12-07 Price Changed $81,488 GAMLS
• 2013-10-28 Listed $74,080 GAMLS
• 2000-04-26 Sold (Public Records) $82,500 Public Records
• 1991-06-10 Sold (Public Records) $59,500 Public Records
• 1987-09-30 Sold (Public Records) $59,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,609 · -1.8% YoY. Source: county tax records.