8238 Dunellen Ln · Riverdale, GA 30238

$139,900

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 5 Days on market

Built 1983 0.28 ac lot Est $188k · 26% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This 3-bedroom, 2-bath single-family home offers 1,128 sq ft of comfortable living space on a quiet street in the sought-after Marlborough neighborhood of Clayton County. The functional floor plan provides a great foundation for buyers looking to add their personal touch and build instant equity. Situated on a generous lot with mature trees, the property offers natural shade, curb appeal, and room to enjoy the outdoors. Commuters will love the convenient access to Hwy 54 and proximity to I-75, putting downtown Atlanta, Hartsfield-Jackson Airport, and surrounding employment centers within easy reach. Everyday conveniences including shopping, dining, and local schools are all just minutes away. Whether you're a first-time buyer or looking to plant roots in an established community, this is an incredible opportunity to own in Jonesboro at an accessible price point.

Key facts

• Generous lot
• Curb appeal
• Natural shade

Tags

• MARLBOROUGH NEIGHBORHOOD
• GENEROUS LOT
• MATURE TREES
• NATURAL SHADE
• CURB APPEAL
• CONVENIENT ACCESS TO HWY 54

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Sewer: other; 220 volts electrical service; Cable available; Electricity available; Natural gas available
• Home design: One level; Vinyl siding; Raised block foundation; Composition/shingle roof
• Construction: Vinyl siding construction; Block raised foundation; Composition/shingle roof
• Exterior features: Lighting; Rain gutters; Deck; Patio; Rear porch

Interior

• Kitchen: Dishwasher; Gas range; Range hood; Refrigerator; Stained cabinets; Laminate countertops; Dining L area
• Bedrooms: Three main-level bedrooms; Master bedroom on main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo; Two main-level bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central electric air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry in hall laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.7% vs local median 5.5% in Riverdale — 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 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: Swint Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 582 students, 90% FRL); Pointe South Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 760 students, 90% FRL); Mundy'S Mill High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,629 students, 90% FRL).
• Market conditions: Rents rising (+2.1%/yr); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 32% 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 $967 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $188,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Darwin Dr	0.14mi	3/2.0	1,040 (-8%)	1mo	$225,000	$216	79
8317 Marlborough Dr	0.30mi	3/2.0	1,127 (-0%)	8mo	$230,000	$204	79
8207 Dunellen Ln	0.06mi	3/1.0	1,040 (-8%)	3mo	$137,000	$132	78
8117 Attleboro Dr	0.21mi	3/2.0	1,040 (-8%)	4mo	$162,000	$156	74
55 Royce Dr	0.20mi	3/1.0	1,040 (-8%)	2mo	$134,000	$129	72
38 Royce Dr	0.17mi	3/2.0	1,040 (-8%)	9mo	$207,500	$200	72
92 Oriole Dr	0.43mi	3/1.5	1,094 (-3%)	5mo	$130,000	$119	69
22 Cardinal Ln	0.34mi	3/1.5	1,084 (-4%)	12mo	$198,000	$183	66
8399 Attleboro Dr	0.39mi	3/1.0	1,040 (-8%)	3mo	$95,000	$91	62
8344 Attleboro Dr	0.28mi	4/2.0 (+1)	1,276 (+13%)	1mo	$195,000	$153	59
183 Peachtree Ct	0.64mi	3/2.0	1,028 (-9%)	10mo	$222,000	$216	47
213 Peartree Ln	0.75mi	4/2.0 (+1)	1,201 (+6%)	12mo	$200,000	$167	40

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,488
• Equity at exit: $20,860

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $11,118
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$734
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $277

Break-even live

Break-even rent $1,303

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $357	-5% $317	+0% $277	+5% $238	+10% $198
Rent	-10% $147	-5% $212	+0% $277	+5% $343	+10% $408
Rate	-1.0pp $348	-0.5pp $313	base $277	+0.5pp $241	+1.0pp $204

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	21d	1	0.05mi
8268 Dunellen Ln Jonesboro, GA	4.0	2.0	1352	$1,805	$1.34	46d	1	0.09mi
8202 Attleboro Dr Jonesboro, GA	3.0	1.0	850	$1,295	$1.52	26d	1	0.10mi
8202 Attleboro Dr Jonesboro, GA	3.0	1.0	850	$1,295	$1.52	1d	1	0.10mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	6d	1	0.14mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,935	$1.35	1d	1	0.23mi
8206 Huntington Dr Jonesboro, GA	3.0	2.0	1275	$1,520	$1.19	1d	1	0.27mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	6d	1	0.29mi
53 Skylark Ln Jonesboro, GA	3.0	1.5	1176	$1,595	$1.36	26d	1	0.32mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,615	$1.48	1d	1	0.34mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	6d	1	0.35mi
14 Cardinal Ln Jonesboro, GA	3.0	2.0	1118	$1,446	$1.29	1d	1	0.37mi
8038 Flamingo Dr Jonesboro, GA	3.0	1.5	1178	$1,553	$1.32	26d	1	0.39mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	6d	1	0.44mi
8154 Huntington Dr Jonesboro, GA	3.0	2.0	1188	$1,661	$1.40	5d	1	0.46mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	7d	1	0.56mi
8437 Pineland Dr Jonesboro, GA	2.0	1.5	1031	$1,300	$1.26	12d	1	0.58mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,319	$1.40	1d	12	0.60mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	6d	1	0.80mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	26d	1	0.81mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	46d	1	0.81mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	4d	1	0.82mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	1d	15	0.84mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	6d	1	0.92mi
568 Dixon Rd Jonesboro, GA	3.0	2.0	1400	$1,966	$1.40	1d	1	0.93mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	46d	1	0.93mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	46d	1	0.93mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	46d	1	0.94mi
8141 Hynds Springs Ln Jonesboro, GA	3.0	2.0	1360	$1,715	$1.26	46d	1	0.96mi
240 Flint River Rd Jonesboro, GA	2.0–3.0	1.0–2.0	918	$1,695	$1.85	1d	65	0.97mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	46d	1	0.98mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,630	$1.54	1d	1	1.00mi
1 Magnolia Cir Jonesboro, GA	1.0–3.0	1.0–2.0	925	$1,621	$1.75	1d	14	1.10mi
8837 Freedom Way Unit 8839 Jonesboro, GA	2.0	1.5	1275	$1,450	$1.14	5d	1	1.11mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	22d	1	1.15mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,405	$1.41	1d	37	1.17mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,481	$1.66	0d	18	1.19mi
703 Hynds Springs Dr Jonesboro, GA	3.0	2.0	1360	$1,795	$1.32	1d	1	1.19mi
657 Robert E Lee Pkwy Jonesboro, GA	4.0	2.0	962	$1,680	$1.75	1d	1	1.20mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	17d	1	1.21mi

Listing history 7 events

1. 2026-06-07
   status $139,900 Pending 5 DOM
2. 2026-06-04
   days on market $139,900 Active 5 DOM
3. 2026-06-03
   days on market $139,900 Active 4 DOM
4. 2026-06-02
   days on market $139,900 Active 3 DOM
5. 2026-06-01
   days on market $139,900 Active 2 DOM
6. 2026-05-31
   remarks 699-char remark
7. 2026-05-31
   listed $139,900 Active 1 DOM

ⓘ 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: $2,848 · $237/mo
• Projected year-2 tax: $2,848 · $237/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 ≥105°F today · 17 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: $19,848
• − Mortgage interest: −$7,837
• − Property taxes: −$2,848
• − Insurance: −$700
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,070
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $3,036/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): 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

+206.1% since first listed

5 events — show timeline

• 2026-05-29 Listed $139,900 GAMLS
• 2026-05-29 Listed $139,900 FMLS
• 2021-11-12 Sold (Public Records) $4,573,036 Public Records
• 1999-05-26 Sold (Public Records) $72,900 Public Records
• 1983-09-30 Sold (Public Records) $45,700 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,848 · +53.0% YoY. Source: county tax records.