10600 Pine Forest Ln · Irondale, GA 30238

$225,000

3 bd · 2.0 ba · 1,303 sqft · SingleFamily public records · 109 Days on market

Built 1995 7,535 sqft lot $173/sqft · 12% below area Est $255k · 12% under $33/mo HOA · 2% of rent

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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).

• ARV discount +12.8/15.0
• Cash flow +11.1/30.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• 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 10600 Pine Forest Lane - a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

Key facts

• Easy connectivity
• 7,535 sq ft lot
• Garage

Tags

• PRIME SUBURBAN LOCATION
• EASY CONNECTIVITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (17.0% below list).
• Recommended offer: $187k (17.0% below list) — sets the bar for 1% rule.

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; 40 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 109 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $225k implies a 95% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,669 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $255,345
• List price: $225,000
• Delta: -11.88%
• 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
10632 Pine Forest Ln NE	0.06mi	3/2.0	1,300 (-0%)	10mo	$231,000	$178	89
962 Spruce Pt	0.05mi	3/2.0	1,336 (+2%)	17mo	$225,000	$168	79
942 Maple Leaf Rdg	0.08mi	3/2.0	1,391 (+7%)	15mo	$255,000	$183	73
10519 Crabtree Dr	0.34mi	3/2.0	1,279 (-2%)	14mo	$230,000	$180	69
1159 Bonita Way	0.49mi	3/2.0	1,260 (-3%)	6mo	$225,000	$179	67
1152 Sunday Ln	0.47mi	3/2.0	1,362 (+4%)	12mo	$244,000	$179	61
11013 Clearwater Dr	0.45mi	3/2.0	1,475 (+13%)	0mo	$255,000	$173	57
1101 Walnut Creek Ln	0.72mi	3/2.0	1,348 (+4%)	7mo	$237,000	$176	55
1224 Bonita Cir	0.51mi	3/2.0	1,454 (+12%)	5mo	$260,000	$179	53
11006 Clearwater Dr	0.49mi	3/2.0	1,475 (+13%)	10mo	$235,000	$159	46
10452 Candlelight Rd	0.66mi	3/2.0	1,172 (-10%)	14mo	$219,000	$187	41
1100 Walnut Creek Ln	0.74mi	3/2.0	1,176 (-10%)	17mo	$210,000	$179	35

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-43,945
• Equity at exit: $33,548

10-year hold

• IRR: -15.4%
• Equity multiple: 0.17×
• Total profit: $-52,600
• Equity at exit: $19,454

Cash invested: $63,000 (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: 251
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$94
• HOA: −$33
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-91

Break-even live

Break-even rent $1,981

Max offer price $208,994

Occupancy floor 100%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1057 Misty Meadows Pt Hampton, GA	3.0	2.0	1505	$1,799	$1.20	5d	1	0.16mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	43d	1	0.26mi
10411 Tobano Trl Jonesboro, GA	3.0	2.5	1659	$1,875	$1.13	43d	1	0.30mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	24d	1	0.42mi
1108 Sunday Ln Jonesboro, GA	3.0	2.0	1137	$1,625	$1.43	43d	1	0.43mi
1096 Bonita Cir Jonesboro, GA	3.0	2.0	1442	$1,700	$1.18	24d	1	0.48mi
10445 Ivygate Ave Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	43d	1	0.50mi
938 Iron Gate Blvd Jonesboro, GA	4.0	3.0	1688	$2,200	$1.30	43d	1	0.52mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	43d	1	0.54mi
696 Tara Rd Unit 3x2N Jonesboro, GA	3.0	2.0	1190	$1,199	$1.01	43d	1	0.54mi
1174 Walnut Creek Ln Jonesboro, GA	3.0	2.0	1218	$1,861	$1.53	43d	1	0.59mi
10972 Clearwater Dr Hampton, GA	3.0	2.5	1628	$1,890	$1.16	24d	1	0.65mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	19d	1	0.75mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	1d	1	0.76mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	17d	1	0.77mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	43d	1	0.82mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	24d	1	0.86mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	43d	1	0.87mi
1276 Avery Dr Jonesboro, GA	3.0	2.0	1811	$1,755	$0.97	5d	1	0.88mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	43d	1	0.90mi
1340 Birdsong Ln Hampton, GA	3.0	2.5	1640	$1,961	$1.20	5d	1	0.93mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	16d	1	0.93mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	1d	1	0.95mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	20d	1	0.95mi
10960 Morning Dove Dr Hampton, GA	3.0	2.0	1600	$4,600	$2.88	43d	1	0.96mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	19d	1	0.98mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	43d	1	1.03mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	12d	1	1.05mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	5d	1	1.11mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	43d	1	1.11mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,730	$1.66	43d	1	1.19mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	1.19mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.19mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.20mi
1433 Iron Gate Blvd Jonesboro, GA	3.0	1.5	1075	$1,475	$1.37	12d	1	1.20mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.23mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	1.26mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	1.26mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	5d	1	1.27mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	43d	1	1.27mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 28 events

1. 2026-06-18
   days on market $225,000 Active 109 DOM
2. 2026-06-17
   days on market $225,000 Active 108 DOM
3. 2026-06-16
   days on market $225,000 Active 107 DOM
4. 2026-06-15
   days on market $225,000 Active 106 DOM
5. 2026-06-13
   days on market $225,000 Active 104 DOM
6. 2026-06-09
   days on market $225,000 Active 100 DOM
7. 2026-06-08
   days on market $225,000 Active 99 DOM
8. 2026-06-07
   days on market $225,000 Active 98 DOM
9. 2026-06-04
   days on market $225,000 Active 95 DOM
10. 2026-06-03
    days on market $225,000 Active 94 DOM
11. 2026-06-02
    days on market $225,000 Active 93 DOM
12. 2026-06-01
    days on market $225,000 Active 92 DOM
13. 2026-05-31
    days on market $225,000 Active 91 DOM
14. 2026-04-29
    price $225,000 648-char remark

    Show marketing remark (654 chars)

    Welcome to 10600 Pine Forest Lane — a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

15. 2026-04-29
    price $225,000 654-char remark

    Show marketing remark (654 chars)

    Welcome to 10600 Pine Forest Lane — a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

16. 2026-04-02
    price $230,000 648-char remark

    Show marketing remark (654 chars)

    Welcome to 10600 Pine Forest Lane — a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

17. 2026-04-02
    price $230,000 654-char remark

    Show marketing remark (654 chars)

    Welcome to 10600 Pine Forest Lane — a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

18. 2026-03-01
    listed $238,000 New 648-char remark

    Show marketing remark (654 chars)

    Welcome to 10600 Pine Forest Lane — a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

19. 2026-03-01
    listed $238,000 Active 654-char remark

    Show marketing remark (654 chars)

    Welcome to 10600 Pine Forest Lane — a 3 bedroom, 2 bathroom home with great bones and abundant opportunity for the next owner to customize and update to their tastes. This property presents a solid canvas for renovation and is ideal for investors or homeowners ready to add value through cosmetic upgrades and personal touches. Prime Suburban Location. The neighborhood offers easy connectivity via Tara Boulevard (US-19/US-41) and nearby interstates, making commutes toward Atlanta, Hartsfield-Jackson Airport and surrounding job centers simple. For under $250,000 this is what you've been looking for; don't wait schedule your private tour today!

20. 2025-08-31
    historical
21. 2025-08-31
    historical
22. 2025-05-31
    listed $238,000 Active
23. 2025-05-29
    historical
24. 2025-05-28
    listed $238,000 New
25. 2009-04-07
    soldstatus $115,500
26. 2005-07-29
    soldstatus $111,000
27. 2003-03-05
    soldstatus $106,500
28. 1995-10-23
    soldstatus $81,500

ⓘ 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: $3,103 · $259/mo
• Projected year-2 tax: $3,103 · $259/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 · 19 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: $22,400
• − Mortgage interest: −$12,603
• − Property taxes: −$3,103
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$396
• − Depreciation: −$6,545
• Taxable loss: −$4,957
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $102/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

+176.1% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $225,000 GAMLS
• 2026-04-29 Price Changed $225,000 FMLS
• 2026-04-02 Price Changed $230,000 GAMLS
• 2026-04-02 Price Changed $230,000 FMLS
• 2026-03-01 Listed $238,000 FMLS
• 2026-03-01 Listed $238,000 GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-31 Listing Removed — FMLS
• 2025-05-31 Listed $238,000 FMLS
• 2025-05-29 Coming Soon — FMLS
• 2025-05-28 Listed $238,000 GAMLS
• 2009-04-07 Sold (Public Records) $115,500 Public Records
• 2005-07-29 Sold (Public Records) $111,000 Public Records
• 2003-03-05 Sold (Public Records) $106,500 Public Records
• 1995-10-23 Sold (Public Records) $81,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,103 · -3.0% YoY. Source: county tax records.