9790 Braxley Way · Irondale, GA 30238

$299,000

5 bd · 3.0 ba · 3,338 sqft · SingleFamily public records · 58 Days on market

Built 2020 $90/sqft · 26% below area Est $406k · 26% under $27/mo HOA · 1% 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 +15.0/15.0
• Cash flow +8.4/30.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! Amazing value for a newer built home. First floor offers a Den/Office, in addition there is a bedroom, w/Full bath. Separate Dinning Room with coffered ceiling. Kitchen opens to breakfast area and overlooks the living room. In the second floor you'll find the massive master bedroom and 3 other spacious secondary rooms and the laundry room. Home needs TLC, paint/new flooring. Seller will remove personal belongings. Minutes away from I-75/I-85 & 285. Just under 26 minutes to Hartsfield Jackson Int. Airport. Conveniently located near shopping and dining,

Key facts

• Newer built
• 2 garage spots
• Built 2020

Tags

• NEWER BUILT
• MINUTES AWAY FROM I-75

Property features AI

Finance

• Other: Paved road frontage on a private road; Directions: GPS
• HOA & community: Has association; Annual association fee of $325; Additional annual association fee of $1

Exterior

• Parking: Garage parking (2 spaces, 2 total)
• Utilities: Public water; Public sewer; 220-volt electric; Electricity available
• Home design: Two levels; Resale property; Slab foundation
• Construction: Aluminum siding; Composition roof; Other structures
• Exterior features: Patio; Other exterior features; Insulation (energy efficient measure); Wind energy generation

Interior

• Kitchen: Pantry
• Bedrooms: Five main-level bedrooms; Bedroom features: none listed
• Flooring: Hardwood floors; Carpet
• Bathrooms: Three full bathrooms (all on the main level); Master bathroom: none listed
• Heating & cooling: Central air; Other heating
• Interior features: One fireplace; Double-pane windows; Other interior features; Other appliances
• Laundry & utility: Laundry room on the upper level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (16.8% below list).
• Recommended offer: $249k (16.8% 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+, amenities F, commute 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.
• Zoned schools: Mundys Mill Middle School (math 10% / reading 24%, grade F, #381 of 470 statewide, top 82%, 768 students, 90% FRL).
• Market conditions: Rents rising (+2.1%/yr); 259 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $2,487/mo this rent would consume 48% of the median local household income ($62k/yr) (locally 1992% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 58 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $56k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $248,698 (16.8% 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 58 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.22%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 10.0

CMA / ARV

• ARV (median comp): $406,043
• List price: $299,000
• Delta: -26.36%
• 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
9726 Washington Cir	0.20mi	5/3.5	3,439 (+3%)	2mo	$403,000	$117	82
9827 Hurston Way	0.10mi	5/3.0	3,096 (-7%)	21mo	$399,900	$129	66
6595 Piazza Dr	0.27mi	5/4.0	3,000 (-10%)	1mo	$360,000	$120	65
1141 Gaines St	0.44mi	5/3.0	3,319 (-1%)	16mo	$385,000	$116	65
10155 Cormac St	0.60mi	5/2.5	3,249 (-3%)	1mo	$385,000	$118	65
854 Mundys Mill Rd	0.53mi	4/3.0 (-1)	3,280 (-2%)	4mo	$310,000	$95	64
1162 Gaines St	0.44mi	5/3.0	3,319 (-1%)	18mo	$385,000	$116	63
10137 Cormac St	0.60mi	5/3.0	3,319 (-1%)	11mo	$385,000	$116	62
9746 Winding Way Ln	0.42mi	5/3.0	2,889 (-14%)	2mo	$300,000	$104	57
9958 Cormac St	0.35mi	5/3.0	3,096 (-7%)	20mo	$370,000	$120	55
10142 Cormac St	0.57mi	4/3.0 (-1)	3,218 (-4%)	15mo	$380,000	$118	50
9620 Carolina Dr	0.43mi	6/3.0 (+1)	3,650 (+9%)	15mo	$430,000	$118	47

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-67,591
• Equity at exit: $44,582

10-year hold

• IRR: -21.7%
• Equity multiple: -0.07×
• Total profit: $-89,501
• Equity at exit: $25,852

Cash invested: $83,720 (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: 259
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$511 /mo · $6,135/yr
• Insurance: −$125
• HOA: −$27
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-266

Break-even live

Break-even rent $2,824

Max offer price $251,992

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-181	+0% $-266	+5% $-351	+10% $-435
Rent	-10% $-463	-5% $-364	+0% $-266	+5% $-168	+10% $-70
Rate	-1.0pp $-116	-0.5pp $-190	base $-266	+0.5pp $-344	+1.0pp $-422

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10342 Commons Xing Jonesboro, GA	4.0	3.0	2277	$2,450	$1.08	44d	1	0.71mi
9423 Flowering Trl Jonesboro, GA	4.0	2.5	2994	$2,400	$0.80	44d	1	1.10mi
9362 Deer Crossing Lk Jonesboro, GA	4.0	3.5	2576	$2,535	$0.98	44d	1	1.19mi
298 S Main St Jonesboro, GA	5.0	3.0	3280	$1,800	$0.55	44d	1	1.28mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 20 events

1. 2026-06-21
   days on market $299,000 Active 58 DOM
2. 2026-06-18
   days on market $299,000 Active 55 DOM
3. 2026-06-17
   days on market $299,000 Active 54 DOM
4. 2026-06-16
   days on market $299,000 Active 53 DOM
5. 2026-06-15
   days on market $299,000 Active 52 DOM
6. 2026-06-13
   days on market $299,000 Active 50 DOM
7. 2026-06-10
   price $299,000 Active 46 DOM
8. 2026-06-09
   days on market $355,000 Active 46 DOM

   Show marketing remark (577 chars)

   Priced to sell! Amazing value for a newer built home. First floor offers a Den/Office, in addition there is a bedroom, w/Full bath. Separate Dinning Room with coffered ceiling. Kitchen opens to breakfast area and overlooks the living room. In the second floor you'll find the massive master bedroom and 3 other spacious secondary rooms and the laundry room. Home needs TLC, paint/new flooring. Seller will remove personal belongings. Minutes away from I-75/I-85 & 285. Just under 26 minutes to Hartsfield Jackson Int. Airport. Conveniently located near shopping and dining,

9. 2026-06-08
   days on market $355,000 Active 45 DOM
10. 2026-06-08
    remarks 576-char remark
11. 2026-06-07
    days on market $355,000 Active 44 DOM
12. 2026-06-04
    days on market $355,000 Active 41 DOM
13. 2026-06-03
    days on market $355,000 Active 40 DOM
14. 2026-06-02
    days on market $355,000 Active 39 DOM
15. 2026-06-01
    days on market $355,000 Active 38 DOM
16. 2026-05-31
    days on market $355,000 Active 37 DOM
17. 2026-04-23
    listed $355,000 New 228-char remark

    Show marketing remark (577 chars)

    Priced to sell! Amazing value for a newer built home. First floor offers a Den/Office, in addition there is a bedroom, w/Full bath. Separate Dinning Room with coffered ceiling. Kitchen opens to breakfast area and overlooks the living room. In the second floor you'll find the massive master bedroom and 3 other spacious secondary rooms and the laundry room. Home needs TLC, paint/new flooring. Seller will remove personal belongings. Minutes away from I-75/I-85 & 285. Just under 26 minutes to Hartsfield Jackson Int. Airport. Conveniently located near shopping and dining,

18. 2026-04-23
    listed $355,000 Active 228-char remark

    Show marketing remark (577 chars)

    Priced to sell! Amazing value for a newer built home. First floor offers a Den/Office, in addition there is a bedroom, w/Full bath. Separate Dinning Room with coffered ceiling. Kitchen opens to breakfast area and overlooks the living room. In the second floor you'll find the massive master bedroom and 3 other spacious secondary rooms and the laundry room. Home needs TLC, paint/new flooring. Seller will remove personal belongings. Minutes away from I-75/I-85 & 285. Just under 26 minutes to Hartsfield Jackson Int. Airport. Conveniently located near shopping and dining,

19. 2014-05-23
    soldstatus $2,259,500
20. 2013-07-31
    soldstatus $82,500

ⓘ 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: $6,135 · $511/mo
• Projected year-2 tax: $6,135 · $511/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $29,844
• − Mortgage interest: −$16,749
• − Property taxes: −$6,135
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$324
• − Depreciation: −$8,698
• Taxable loss: −$8,332
• Est. tax savings @ 24.0%: +$2,000
• After-tax cash flow: $-1,194/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

+262.4% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $299,000 GAMLS
• 2026-06-09 Price Changed $299,000 FMLS
• 2026-04-23 Listed $355,000 FMLS
• 2026-04-23 Listed $355,000 GAMLS
• 2014-05-23 Sold (Public Records) $2,259,500 Public Records
• 2013-07-31 Sold (Public Records) $82,500 Public Records

Property tax history

+18.3%/yr

Latest (2025): $6,135 · -10.3% YoY. Source: county tax records.