1429 Eagle Trce · Irondale, GA 30238

$40,000

3 bd · 2.0 ba · 1,200 sqft · Other · 1 Days on market

Built 2006 Fair condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.0/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

2006 Riverbirch This home will need minor TLC and is being sold as is. CASH sale is preferred. CLEAN TITLE IN HAND. Home is currently in a community and cannot be moved you will have to be approved to complete the sale. Open to all offers but please give a entertainable offer.

Key facts

• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 40.6% 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+, 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); 259 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $40,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 4.49% ✓
• Cap rate: 40.59%
• Cash-on-cash: 122.49%
• DSCR: 6.45
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.77×
• Total profit: $64,673
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 13.80×
• Total profit: $143,402
• Equity at exit: $3,458

Cash invested: $11,200 (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: 259
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,143

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,171	-5% $1,157	+0% $1,143	+5% $1,129	+10% $1,116
Rent	-10% $1,001	-5% $1,072	+0% $1,143	+5% $1,214	+10% $1,285
Rate	-1.0pp $1,163	-0.5pp $1,153	base $1,143	+0.5pp $1,133	+1.0pp $1,122

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10445 Ivygate Ave Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	45d	1	0.05mi
696 Tara Rd Unit 3x2N Jonesboro, GA	3.0	2.0	1190	$1,199	$1.01	45d	1	0.40mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	25d	1	0.57mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	45d	1	0.59mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	45d	1	0.64mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	18d	1	0.68mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	45d	1	0.72mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	45d	1	0.81mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	22d	1	0.82mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,740	$1.19	0d	1	0.89mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	0d	1	0.92mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	3d	1	0.92mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	18d	1	0.99mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	6d	1	1.15mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	3d	1	1.17mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	45d	1	1.21mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	14d	1	1.27mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	14d	1	1.29mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	25d	1	1.33mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,755	$1.35	0d	1	1.38mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	45d	1	1.39mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	21d	1	1.41mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	45d	1	1.41mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	45d	1	1.42mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	45d	1	1.45mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	25d	1	1.45mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	23d	1	1.47mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	25d	1	1.48mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	45d	1	1.48mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	45d	1	1.48mi

Listing history 1 events

1. 2026-05-26
   listed $40,000 Active

ⓘ 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 ≥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: $21,564
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$1,164
• Taxable income: $13,910
• Est. tax owed @ 24.0%: −$3,338
• After-tax cash flow: $10,380/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.

Condition & rehab AI · 1 photo

Fair 40/100 Cosmetic rehab

This mobile home requires minor cosmetic repairs and maintenance to improve its curb appeal and value.

Repairs flagged

• Minor Exterior siding — Slight discoloration
• Minor Landscaping — Minimal landscaping

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Slight discoloration	Minor	$500–3,000
Landscaping · Minimal landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-26 Listed $40,000 FSBO.com