10197 Hamilton Gln · Irondale, GA 30238

$179,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 281 Days on market

Built 1988 $153/sqft · 25% below area Est $239k · 25% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• 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 For Investors. SELLER WILL GIVE A $5000 ALLOWNACE FOR INTERIOR PAINTING AND FLOORING DIE TO TENANT SMOKING IN THE HOUSE. NEW EXTERIOR PAINT. Nice Home with 3 BR's, 2 Bathrooms, Large family room. Eat-in Kitchen. Screened back porch. Fenced back yard. Dbl Car Garage. Nice subdivision. Close to shopping, schools and commuting to Atl. Tenant Occupied.

Key facts

• Close to schools
• Screened back porch
• Fenced back yard

Tags

• EAT-IN KITCHEN
• SCREENED BACK PORCH
• FENCED BACK YARD
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

🏷️ Possibly a rental listed for sale. The $179,900 price doesn't fit this home's estimated sale value (~$238,609) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/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: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 281 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $180k implies a 531% 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.01% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (median comp): $238,609
• List price: $179,900
• Delta: -24.60%
• 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	0.04mi	3/2.0	1,200 (+2%)	8mo	$225,000	$188	88
10173 Brass Ring Rd	0.19mi	3/2.0	1,092 (-7%)	11mo	$190,000	$174	70
1159 Bonita Way	0.38mi	3/2.0	1,260 (+7%)	6mo	$225,000	$179	66
1375 Labelle St	0.39mi	3/2.0	1,100 (-6%)	8mo	$209,000	$190	64
1101 Walnut Creek Ln	0.18mi	3/2.0	1,348 (+15%)	7mo	$237,000	$176	61
10331 Wrens Dr	0.36mi	3/2.0	1,072 (-9%)	13mo	$239,900	$224	58
1320 Labelle St	0.36mi	3/1.5	1,075 (-9%)	13mo	$165,000	$153	56
979 Walnut Creek Ln	0.37mi	3/2.0	1,052 (-10%)	13mo	$210,000	$200	54
1494 Iron Gate Blvd	0.66mi	3/1.5	1,107 (-6%)	6mo	$150,000	$136	52
10359 Briarbay Loop	0.63mi	3/2.0	1,284 (+9%)	8mo	$150,000	$117	49
10330 Wisteria Ln	0.57mi	3/2.0	1,065 (-9%)	13mo	$240,000	$225	46
1485 Bola Ct	0.61mi	4/2.0 (+1)	1,300 (+10%)	6mo	$160,000	$123	44

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-20,719
• Equity at exit: $26,824

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-11,722
• 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: $1,825 high
• Mortgage (P&I): −$943
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $158

Break-even live

Break-even rent $1,625

Max offer price $179,900

Occupancy floor 86%

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	43d	1	0.18mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	20d	1	0.22mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	19d	1	0.25mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	24d	1	0.29mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	1d	1	0.30mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	16d	1	0.34mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	43d	1	0.35mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	5d	1	0.40mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	17d	1	0.40mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	43d	1	0.42mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	43d	1	0.52mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	1d	1	0.52mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	12d	1	0.54mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	24d	1	0.58mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	12d	1	0.60mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	5d	1	0.64mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	43d	1	0.67mi
10445 Ivygate Ave Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	43d	1	0.72mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.73mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.73mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	0.74mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.76mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	43d	1	0.79mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	0.79mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.81mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.82mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.83mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	43d	1	0.94mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	19d	1	0.98mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,730	$1.66	43d	1	1.06mi
696 Tara Rd Unit 3x2N Jonesboro, GA	3.0	2.0	1190	$1,199	$1.01	43d	1	1.08mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	43d	1	1.17mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	22d	1	1.25mi

Listing history 16 events

1. 2026-02-27
   price $179,900 356-char remark

   Show marketing remark (356 chars)

   Great For Investors. SELLER WILL GIVE A $5000 ALLOWNACE FOR INTERIOR PAINTING AND FLOORING DIE TO TENANT SMOKING IN THE HOUSE. NEW EXTERIOR PAINT. Nice Home with 3 BR's, 2 Bathrooms, Large family room. Eat-in Kitchen. Screened back porch. Fenced back yard. Dbl Car Garage. Nice subdivision. Close to shopping, schools and commuting to Atl. Tenant Occupied.

2. 2026-02-09
   price $189,000 356-char remark

   Show marketing remark (356 chars)

   Great For Investors. SELLER WILL GIVE A $5000 ALLOWNACE FOR INTERIOR PAINTING AND FLOORING DIE TO TENANT SMOKING IN THE HOUSE. NEW EXTERIOR PAINT. Nice Home with 3 BR's, 2 Bathrooms, Large family room. Eat-in Kitchen. Screened back porch. Fenced back yard. Dbl Car Garage. Nice subdivision. Close to shopping, schools and commuting to Atl. Tenant Occupied.

3. 2025-07-30
   listed $199,000 New 356-char remark

   Show marketing remark (356 chars)

   Great For Investors. SELLER WILL GIVE A $5000 ALLOWNACE FOR INTERIOR PAINTING AND FLOORING DIE TO TENANT SMOKING IN THE HOUSE. NEW EXTERIOR PAINT. Nice Home with 3 BR's, 2 Bathrooms, Large family room. Eat-in Kitchen. Screened back porch. Fenced back yard. Dbl Car Garage. Nice subdivision. Close to shopping, schools and commuting to Atl. Tenant Occupied.

4. 2011-09-08
   historical 176-char remark

   Show marketing remark (176 chars)

   ADORABLE 3BR/2BA RANCH HOME. TILE LR & EIK! SCREENED IN PORCH! LARGE PRIVACY FENCED BACKYARD W/OUTBUILDING! SOLD AS IS. NO SELLER DISCLOSURE. SEND PREQUAL & EM W/OFFER.

5. 2011-08-29
   soldstatus $28,500 Sold 176-char remark

   Show marketing remark (176 chars)

   ADORABLE 3BR/2BA RANCH HOME. TILE LR & EIK! SCREENED IN PORCH! LARGE PRIVACY FENCED BACKYARD W/OUTBUILDING! SOLD AS IS. NO SELLER DISCLOSURE. SEND PREQUAL & EM W/OFFER.

6. 2011-08-05
   status Pending 176-char remark

   Show marketing remark (176 chars)

   ADORABLE 3BR/2BA RANCH HOME. TILE LR & EIK! SCREENED IN PORCH! LARGE PRIVACY FENCED BACKYARD W/OUTBUILDING! SOLD AS IS. NO SELLER DISCLOSURE. SEND PREQUAL & EM W/OFFER.

7. 2011-07-31
   historical Contingent - Other 176-char remark

   Show marketing remark (176 chars)

   ADORABLE 3BR/2BA RANCH HOME. TILE LR & EIK! SCREENED IN PORCH! LARGE PRIVACY FENCED BACKYARD W/OUTBUILDING! SOLD AS IS. NO SELLER DISCLOSURE. SEND PREQUAL & EM W/OFFER.

8. 2011-07-15
   listed $29,975 Active 176-char remark

   Show marketing remark (176 chars)

   ADORABLE 3BR/2BA RANCH HOME. TILE LR & EIK! SCREENED IN PORCH! LARGE PRIVACY FENCED BACKYARD W/OUTBUILDING! SOLD AS IS. NO SELLER DISCLOSURE. SEND PREQUAL & EM W/OFFER.

9. 2006-01-26
   soldstatus $109,900
10. 2006-01-26
    soldstatus $109,900
11. 2000-04-19
    soldstatus $89,900
12. 2000-04-19
    soldstatus $89,900
13. 1996-03-22
    soldstatus $59,200
14. 1996-03-15
    soldstatus $59,141
15. 1996-03-15
    soldstatus $59,200
16. 1988-07-29
    soldstatus $59,000

ⓘ 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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/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: $21,901
• − Mortgage interest: −$10,077
• − Property taxes: −$3,180
• − Insurance: −$900
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,233
• Taxable loss: −$993
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $2,140/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

+204.9% since first listed

16 events — show timeline

• 2026-02-27 Price Changed $179,900 GAMLS
• 2026-02-09 Price Changed $189,000 GAMLS
• 2025-07-30 Listed $199,000 GAMLS
• 2011-09-08 Listing Removed — FMLS
• 2011-08-29 Sold (MLS) $28,500 FMLS
• 2011-08-05 Pending — FMLS
• 2011-07-31 Contingent — FMLS
• 2011-07-15 Listed $29,975 FMLS
• 2006-01-26 Sold (Public Records) $109,900 Public Records
• 2006-01-26 Sold (Public Records) $109,900 Public Records
• 2000-04-19 Sold (Public Records) $89,900 Public Records
• 2000-04-19 Sold (Public Records) $89,900 Public Records
• 1996-03-22 Sold (Public Records) $59,200 Public Records
• 1996-03-15 Sold (Public Records) $59,200 Public Records
• 1996-03-15 Sold (Public Records) $59,141 Public Records
• 1988-07-29 Sold (Public Records) $59,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,180 · +1.6% YoY. Source: county tax records.