10391 Wrens Dr · Irondale, GA 30238

$199,000

3 bd · 2.0 ba · 1,065 sqft · SingleFamily public records · 52 Days on market

Built 1988 0.26 ac lot $187/sqft · 15% below area Est $233k · 15% 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 +18.6/30.0
• ARV discount +14.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• 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

Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment. Whether you’re an investor or a buyer seeking a home with potential, 10391 Wrens Drive presents multiple opportunities to enhance both comfort and value.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 (9.5% below list).
• Recommended offer: $180k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 52 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $71k; list at $199k implies a 181% 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 $180,012 (9.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $232,810
• List price: $199,000
• Delta: -14.52%
• 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
10331 Wrens Dr	0.13mi	3/2.0	1,072 (+1%)	13mo	$239,900	$224	82
10330 Wisteria Ln	0.18mi	3/2.0	1,065 (0%)	13mo	$240,000	$225	81
1341 Wrens Ct	0.08mi	3/2.0	1,101 (+3%)	16mo	$229,000	$208	78
1375 Labelle St	0.32mi	3/2.0	1,100 (+3%)	8mo	$209,000	$190	73
1320 Labelle St	0.46mi	3/1.5	1,075 (+1%)	13mo	$165,000	$153	64
10173 Brass Ring Rd	0.48mi	3/2.0	1,092 (+2%)	11mo	$190,000	$174	64
10452 Candlelight Rd	0.23mi	3/2.0	1,172 (+10%)	14mo	$219,000	$187	61
1494 Iron Gate Blvd	0.56mi	3/1.5	1,107 (+4%)	7mo	$150,000	$136	60
10307 Fairhaven Rd	0.40mi	3/2.0	1,154 (+8%)	19mo	$210,000	$182	52
10190 Hamilton Glen Gln	0.46mi	3/2.0	1,200 (+13%)	8mo	$225,000	$188	51
1100 Walnut Creek Ln	0.60mi	3/2.0	1,176 (+10%)	17mo	$210,000	$179	41
1520 Towhee Ct	0.74mi	3/2.0	1,134 (+6%)	17mo	$206,000	$182	41

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-21,694
• Equity at exit: $29,672

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-10,098
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $193

Break-even live

Break-even rent $1,556

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $306	-5% $249	+0% $193	+5% $137	+10% $80
Rent	-10% $51	-5% $122	+0% $193	+5% $264	+10% $335
Rate	-1.0pp $293	-0.5pp $244	base $193	+0.5pp $142	+1.0pp $89

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	2d	1	0.09mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	18d	1	0.11mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	44d	1	0.19mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	13d	1	0.19mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	2d	1	0.20mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	20d	1	0.25mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	44d	1	0.32mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.34mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.34mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.37mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.37mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	25d	1	0.40mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	25d	1	0.41mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	44d	1	0.41mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.42mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	6d	1	0.44mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	13d	1	0.44mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.44mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	44d	1	0.46mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	6d	1	0.46mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	44d	1	0.47mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	44d	1	0.52mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	20d	1	0.52mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	25d	1	0.53mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	25d	1	0.53mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,730	$1.66	44d	1	0.57mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	44d	1	0.62mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	21d	1	0.66mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	22d	1	0.76mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	44d	1	0.81mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	17d	1	0.83mi
10445 Ivygate Ave Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	44d	1	1.06mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	1.10mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	44d	1	1.15mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	44d	1	1.19mi
696 Tara Rd Unit 3x2N Jonesboro, GA	3.0	2.0	1190	$1,199	$1.01	44d	1	1.34mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	13d	1	1.44mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	44d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $199,000 Active 52 DOM
2. 2026-06-17
   days on market $199,000 Active 51 DOM
3. 2026-06-16
   days on market $199,000 Active 50 DOM
4. 2026-06-15
   days on market $199,000 Active 49 DOM
5. 2026-06-13
   days on market $199,000 Active 47 DOM
6. 2026-06-09
   days on market $199,000 Active 43 DOM
7. 2026-06-08
   days on market $199,000 Active 42 DOM
8. 2026-06-07
   days on market $199,000 Active 41 DOM
9. 2026-06-04
   days on market $199,000 Active 38 DOM
10. 2026-06-03
    days on market $199,000 Active 37 DOM
11. 2026-06-02
    days on market $199,000 Active 36 DOM
12. 2026-06-01
    days on market $199,000 Active 35 DOM
13. 2026-05-31
    days on market $199,000 Active 34 DOM
14. 2026-05-08
    price $199,000 890-char remark

    Show marketing remark (780 chars)

    Motivated sellers! All offers considered! No HOA -Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment.

15. 2026-05-08
    price $199,000 780-char remark

    Show marketing remark (780 chars)

    Motivated sellers! All offers considered! No HOA -Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment.

16. 2026-04-27
    listed $205,000 Active 890-char remark

    Show marketing remark (780 chars)

    Motivated sellers! All offers considered! No HOA -Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment.

17. 2026-04-27
    listed $205,000 New 780-char remark

    Show marketing remark (780 chars)

    Motivated sellers! All offers considered! No HOA -Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment.

18. 2026-04-22
    historical $205,000 890-char remark

    Show marketing remark (780 chars)

    Motivated sellers! All offers considered! No HOA -Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment.

19. 2026-04-22
    historical $205,000 780-char remark

    Show marketing remark (780 chars)

    Motivated sellers! All offers considered! No HOA -Welcome to 10391 Wrens Drive! This charming one-owner ranch offers 1,065 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Currently undergoing minor interior and exterior updates, it is an excellent opportunity for buyers looking to add significant value. The garage has been enclosed, creating a versatile bonus area that can serve as a home office, guest room, or even a potential fourth bedroom. Recent improvements include all-new windows and freshly installed Hardie-plank siding. The fenced backyard includes a storage shed, perfect for tools, equipment, or a workshop, and the spacious lot is ready for summer living. With no HOA, the property offers flexibility for rental income or long-term investment.

20. 1995-09-12
    soldstatus $70,900
21. 1988-10-31
    soldstatus $63,000

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$601/yr (+$50/mo · 48.9%)

ⓘ 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 · 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: $21,601
• − Mortgage interest: −$11,147
• − Property taxes: −$1,229
• − Insurance: −$995
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,789
• Taxable loss: −$1,015
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,561/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

+215.9% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $199,000 FMLS
• 2026-05-08 Price Changed $199,000 GAMLS
• 2026-04-27 Listed $205,000 FMLS
• 2026-04-27 Listed $205,000 GAMLS
• 2026-04-22 Coming Soon $205,000 FMLS
• 2026-04-22 Coming Soon $205,000 GAMLS
• 1995-09-12 Sold (Public Records) $70,900 Public Records
• 1988-10-31 Sold (Public Records) $63,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,229 · +0.1% YoY. Source: county tax records.