538 Wexwood Dr · Riverdale, GA 30274

$155,000

3 bd · 2.0 ba · 1,726 sqft · SingleFamily public records · 22 Days on market

Built 1974 0.26 ac lot $90/sqft · 50% below area Est $225k · 31% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• 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

3-bedroom home featuring a functional layout with spacious living areas, this property is designed to accommodate a variety of lifestyles and needs. Inside, you'll find abundant natural light, well-sized bedrooms, and a kitchen with plenty of cabinet and counter space ready for your personal touch. The layout provides flexibility for everyday living, entertaining, or creating a space that fits your style. The outdoor area offers room for relaxing, gardening, or hosting gatherings. Conveniently located near shopping, dining, parks, schools, and major highways, this property provides easy access to local amenities and commuting routes. Whether you're looking for a primary residence or an inve

Key facts

• Outdoor area
• Functional layout
• 0.26 acre lot

Tags

• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT
• KITCHEN WITH CABINET SPACE
• OUTDOOR AREA
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Lot approximately 0.26 acres
• HOA & community: No HOA

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single family residence; House structure; Resale property; Built in 1974
• Construction: Brick construction; Composition roof; Partial unfinished basement (foundation details not specified)
• Exterior features: No lot features listed

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 bathrooms total (1 full, 1 half; main level has 1 bathroom)
• Heating & cooling: Natural gas heating; Central air conditioning; Other heating listed
• Interior features: Other interior features; Multi/split levels; Partial unfinished basement
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Pointe South Elementary School (math 5% / reading 17%, grade F, #1,071 of 1,228 statewide, top 88%, 531 students, 90% FRL); Pointe South Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 760 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); 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 41% 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 22 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (median comp): $225,086
• List price: $155,000
• Delta: -31.14%
• 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
530 Wexwood Dr	0.01mi	3/2.5	1,751 (+1%)	5mo	$245,000	$140	91
8521 Cedar Creek Rdg	0.32mi	3/2.0	1,776 (+3%)	1mo	$128,000	$72	79
8455 Cedar Creek Rdg	0.17mi	3/2.0	1,575 (-9%)	2mo	$205,000	$130	76
391 Park Ridge Cir	0.52mi	3/2.0	1,782 (+3%)	3mo	$282,000	$158	68
638 Wellington Way	0.66mi	3/2.0	1,692 (-2%)	1mo	$65,000	$38	65
339 Park Ridge Cir	0.59mi	3/2.0	1,782 (+3%)	3mo	$250,000	$140	64
8601 Cedar Creek Rdg	0.42mi	3/2.0	1,555 (-10%)	2mo	$209,900	$135	62
690 Trailwood Dr	0.43mi	4/3.0 (+1)	1,839 (+6%)	3mo	$271,350	$148	57
408 Park Ridge Cir	0.46mi	3/2.0	1,525 (-12%)	4mo	$237,500	$156	56
764 Trailwood Dr	0.53mi	4/3.0 (+1)	1,612 (-7%)	1mo	$170,000	$105	54
274 Park Ridge Ct	0.54mi	3/2.0	1,535 (-11%)	3mo	$165,000	$107	54
8303 Taylor Rd	0.72mi	3/3.0	1,876 (+9%)	5mo	$227,000	$121	44

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-11,029
• Equity at exit: $23,111

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $725
• Equity at exit: $13,402

Cash invested: $43,400 (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: 189
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$813
• Tax from tax record: −$258 /mo · $3,091/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $267

Break-even live

Break-even rent $1,437

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $355	-5% $311	+0% $267	+5% $223	+10% $179
Rent	-10% $127	-5% $197	+0% $267	+5% $337	+10% $407
Rate	-1.0pp $345	-0.5pp $306	base $267	+0.5pp $227	+1.0pp $186

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.18mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	5d	1	0.20mi
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	6d	1	0.30mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	44d	1	0.39mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	25d	1	0.41mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.41mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	25d	1	0.45mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	23d	1	0.45mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	6d	1	0.46mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	25d	1	0.47mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.48mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	6d	1	0.48mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	25d	1	0.48mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.49mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.52mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.53mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	25d	1	0.53mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	44d	1	0.56mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	0.57mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	0.58mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	5d	1	0.58mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	0.60mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	0.61mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	25d	1	0.66mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	20d	1	0.66mi
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	6d	1	0.69mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	5d	1	0.70mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	13d	1	0.70mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.74mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.74mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	44d	1	0.75mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	6d	6	0.75mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	0.75mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	0.77mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,315	$1.39	2d	12	0.77mi
779 Edenton Ct Jonesboro, GA	3.0	2.5	2165	$1,700	$0.79	20d	1	0.79mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	23d	1	0.80mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	44d	1	0.84mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	5d	1	0.84mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	44d	1	0.86mi

Listing history 37 events

1. 2026-06-15
   status $155,000 Under Contract 22 DOM
2. 2026-06-13
   statusdays on market $155,000 Pending Offer Approval 22 DOM
3. 2026-06-09
   days on market $155,000 Active 21 DOM
4. 2026-06-08
   days on market $155,000 Active 20 DOM
5. 2026-06-07
   days on market $155,000 Active 19 DOM
6. 2026-06-04
   days on market $155,000 Active 16 DOM
7. 2026-06-03
   days on market $155,000 Active 15 DOM
8. 2026-06-02
   days on market $155,000 Active 14 DOM
9. 2026-06-01
   days on market $155,000 Active 13 DOM
10. 2026-05-31
    days on market $155,000 Active 12 DOM
11. 2026-05-12
    listed $155,000 New 794-char remark
12. 2024-10-08
    historical
13. 2024-06-11
    price $250,000
14. 2024-06-11
    price $250,000
15. 2024-05-03
    listed $265,000 New
16. 2023-02-28
    soldstatus $200,000
17. 2023-02-21
    soldstatus $200,000 Sold
18. 2023-02-21
    soldstatus $200,000 Closed
19. 2023-02-01
    status Under Contract
20. 2023-02-01
    status Pending
21. 2023-02-01
    status Back On Market
22. 2023-01-26
    status Under Contract
23. 2023-01-26
    historical Active Under Contract
24. 2023-01-20
    status Price Change
25. 2023-01-20
    status Active
26. 2023-01-20
    price $200,000
27. 2023-01-20
    price $200,000
28. 2023-01-17
    price $215,000
29. 2023-01-16
    status Under Contract
30. 2023-01-16
    historical Active Under Contract
31. 2023-01-16
    price $215,000
32. 2023-01-14
    price $200,000
33. 2023-01-14
    price $200,000
34. 2022-12-06
    listed $215,000 New
35. 2022-12-06
    listed $215,000 Active
36. 1997-02-04
    soldstatus $69,000
37. 1980-03-27
    soldstatus $40,200

ⓘ 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: $3,091 · $258/mo
• Projected year-2 tax: $3,091 · $258/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 · 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: $21,297
• − Mortgage interest: −$8,682
• − Property taxes: −$3,091
• − Insurance: −$775
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,509
• Taxable income: $832
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,005/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

+285.6% since first listed

31 events — show timeline

• 2026-06-14 Pending — GAMLS
• 2026-06-10 Pending — GAMLS
• 2026-05-27 Relisted — GAMLS
• 2026-05-21 Pending — GAMLS
• 2026-05-12 Listed $155,000 GAMLS
• 2024-10-08 Listing Removed — GAMLS
• 2024-06-11 Price Changed $250,000 GAMLS
• 2024-06-11 Price Changed $250,000 FMLS
• 2024-05-03 Listed $265,000 GAMLS
• 2023-02-28 Sold (Public Records) $200,000 Public Records
• 2023-02-21 Sold (MLS) $200,000 GAMLS
• 2023-02-21 Sold (MLS) $200,000 FMLS
• 2023-02-01 Pending — GAMLS
• 2023-02-01 Pending — FMLS
• 2023-02-01 Relisted — GAMLS
• 2023-01-26 Pending — GAMLS
• 2023-01-26 Contingent — FMLS
• 2023-01-20 Relisted — GAMLS
• 2023-01-20 Relisted — FMLS
• 2023-01-20 Price Changed $200,000 GAMLS
• 2023-01-20 Price Changed $200,000 FMLS
• 2023-01-17 Price Changed $215,000 FMLS
• 2023-01-16 Pending — GAMLS
• 2023-01-16 Contingent — FMLS
• 2023-01-16 Price Changed $215,000 GAMLS
• 2023-01-14 Price Changed $200,000 FMLS
• 2023-01-14 Price Changed $200,000 GAMLS
• 2022-12-06 Listed $215,000 GAMLS
• 2022-12-06 Listed $215,000 FMLS
• 1997-02-04 Sold (Public Records) $69,000 Public Records
• 1980-03-27 Sold (Public Records) $40,200 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,091 · -0.5% YoY. Source: county tax records.