7965 Creekstone Way · Riverdale, GA 30274

$160,000

2 bd · 3.0 ba · 1,232 sqft · Townhouse public records · 56 Days on market

Built 1985 6,969 sqft lot $130/sqft · 12% below area Est $183k · 12% 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 +17.0/30.0
• ARV discount +13.1/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick front townhome featuring 2 bedrooms and 2.5 bathrooms, offering a comfortable and low-maintenance lifestyle. The main level features a spacious living room with tile flooring. The kitchen has been thoughtfully updated and flows into a dining area that overlooks the private backyard. Upstairs, you'll find two generously sized bedrooms, each with its own en suite bathroom, ideal for privacy and flexibility. Step outside to enjoy the fenced backyard, complete with a storage shed, offering additional space for your outdoor needs. A great opportunity for convenient living in a well-maintained townhome! Southeast Mortgage is our preferred lender. If buyer chooses to work with them, Southeast Mortgage will provide 1% credit up to $5,000. Reach out to the listing agent for more information.

Key facts

• Private backyard
• Tile flooring
• Granite countertops

Tags

• BRICK FRONT TOWNHOME
• SPACIOUS LIVING ROOM
• TILE FLOORING
• GRANITE COUNTERTOPS
• PRIVATE BACKYARD
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Brick and vinyl siding exterior; Composition roof
• Exterior features: Patio; Back yard with fence; Shed(s)

Interior

• Kitchen: White cabinets; Dishwasher; Gas range
• Bedrooms: Two upper-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace; Open concept dining area; Family room
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $154k (3.8% below list).
• Recommended offer: $154k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.5% in Riverdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#100 in GA) — a middle-class / working-renter tenant base. 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: Kendrick Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 696 students, 90% FRL); Riverdale High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,333 students, 90% FRL).
• Market conditions: Rents rising (+1.3%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/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 56 days — a 3% lower offer ($155k) 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $153,929 (3.8% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 4% 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 D-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: 0.96% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $182,634
• List price: $160,000
• Delta: -12.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Lakeridge Ct	0.09mi	3/2.0 (+1)	1,256 (+2%)	10mo	$149,900	$119	75
8023 Creekstone Way	0.18mi	2/3.5	1,300 (+6%)	13mo	$107,000	$82	69
366 N Beach Ct	0.22mi	3/2.5 (+1)	1,326 (+8%)	2mo	$70,000	$53	69
8114 Woodlake Dr	0.31mi	3/2.0 (+1)	1,267 (+3%)	6mo	$195,000	$154	67
8040 Creekstone Way	0.23mi	3/2.5 (+1)	1,332 (+8%)	5mo	$178,500	$134	65
8080 Woodlake	0.28mi	2/2.5	1,280 (+4%)	19mo	$140,000	$109	62
8168 Canyon Forge Dr	0.60mi	3/2.0 (+1)	1,260 (+2%)	9mo	$175,000	$139	51
8205 Canyon Forge Dr	0.63mi	2/1.5	1,224 (-1%)	18mo	$155,250	$127	49
8094 Woodlake Dr	0.30mi	2/2.0	1,076 (-13%)	22mo	$181,000	$168	43

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-21,598
• Equity at exit: $23,857

10-year hold

• IRR: -7.7%
• Equity multiple: 0.55×
• Total profit: $-20,099
• Equity at exit: $13,834

Cash invested: $44,800 (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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 182
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$839
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $108

Break-even live

Break-even rent $1,402

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $199	-5% $154	+0% $108	+5% $63	+10% $18
Rent	-10% $-13	-5% $47	+0% $108	+5% $169	+10% $230
Rate	-1.0pp $189	-0.5pp $149	base $108	+0.5pp $67	+1.0pp $25

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	44d	1	0.06mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	0.26mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	0.27mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	0.29mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,152	$1.22	2d	12	0.34mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	0.40mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	0.55mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	5d	1	0.61mi
8038 Flamingo Dr Jonesboro, GA	3.0	1.5	1178	$1,553	$1.32	25d	1	0.61mi
14 Cardinal Ln Jonesboro, GA	3.0	2.0	1118	$1,501	$1.34	6d	1	0.68mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	0.69mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	6d	1	0.70mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	44d	1	0.70mi
53 Skylark Ln Jonesboro, GA	3.0	1.5	1176	$1,595	$1.36	25d	1	0.79mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	5d	1	0.83mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,630	$1.49	5d	1	0.88mi
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	19d	1	0.98mi
8202 Attleboro Dr Jonesboro, GA	3.0	1.0	850	$1,295	$1.52	25d	1	0.98mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	5d	1	0.99mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	1.00mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	5d	1	1.04mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,665	$1.58	2d	1	1.04mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,462	$1.51	2d	30	1.14mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	5d	1	1.19mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	25d	1	1.19mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	44d	1	1.20mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	44d	1	1.22mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	44d	1	1.24mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	6d	6	1.24mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,940	$1.64	6d	1	1.27mi
8154 Huntington Dr Jonesboro, GA	3.0	2.0	1188	$1,661	$1.40	3d	1	1.28mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	44d	1	1.28mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	6d	1	1.29mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	1.29mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	44d	1	1.30mi
100 Chase Ridge Dr Unit 803 Riverdale, GA	1.0	1.0	830	$1,395	$1.68	44d	1	1.30mi
1000 Lake Ridge Pkwy Unit 0501 Riverdale, GA	2.0	2.0	1036	$1,414	$1.36	4d	1	1.30mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0	1.0	754	$1,536	$2.04	21d	1	1.31mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,420	$1.40	44d	25	1.31mi
1000 Lake Ridge Pkwy Riverdale, GA	2.0	2.0	1036	$1,610	$1.55	25d	1	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $160,000 Active 56 DOM
2. 2026-06-17
   days on market $160,000 Active 55 DOM
3. 2026-06-16
   days on market $160,000 Active 54 DOM
4. 2026-06-15
   days on market $160,000 Active 53 DOM
5. 2026-06-13
   days on market $160,000 Active 51 DOM
6. 2026-06-09
   days on market $160,000 Active 47 DOM
7. 2026-06-08
   days on market $160,000 Active 46 DOM
8. 2026-06-07
   days on market $160,000 Active 45 DOM
9. 2026-06-04
   days on market $160,000 Active 42 DOM
10. 2026-06-03
    days on market $160,000 Active 41 DOM
11. 2026-06-02
    days on market $160,000 Active 40 DOM
12. 2026-06-01
    days on market $160,000 Active 39 DOM
13. 2026-05-31
    days on market $160,000 Active 38 DOM
14. 2026-04-23
    listed $160,000 Active 808-char remark
15. 2026-04-07
    listed $160,000 New 808-char remark

    Show marketing remark (808 chars)

    Charming brick front townhome featuring 2 bedrooms and 2.5 bathrooms, offering a comfortable and low-maintenance lifestyle. The main level features a spacious living room with tile flooring. The kitchen has been thoughtfully updated and flows into a dining area that overlooks the private backyard. Upstairs, you'll find two generously sized bedrooms, each with its own en suite bathroom, ideal for privacy and flexibility. Step outside to enjoy the fenced backyard, complete with a storage shed, offering additional space for your outdoor needs. A great opportunity for convenient living in a well-maintained townhome! Southeast Mortgage is our preferred lender. If buyer chooses to work with them, Southeast Mortgage will provide 1% credit up to $5,000. Reach out to the listing agent for more information.

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,471
• − Mortgage interest: −$8,962
• − Property taxes: −$2,425
• − Insurance: −$800
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,655
• Taxable loss: −$1,326
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,617/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 — Riverdale

• Score: 70/100
• State rank: #100
• US rank: #7907

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 61,126
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,081
• Household income: $52,209
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2586.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 14% Two or more races 5% Asian 5% White 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 12% Vietnamese 2% Other Asian/Pacific 2%

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: ▼ -57.82%
• Current HPI: 236.3592
• Rent YoY: ▲ 1.30%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-23 Listed $160,000 FMLS
• 2026-04-07 Listed $160,000 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $2,425 · +7.5% YoY. Source: county tax records.