8833 Ashwood Dr · Riverdale, GA 30274

$100,000

4 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 23 Days on market

Built 1972 $56/sqft · 70% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor opportunity or renovation project! This property is being sold AS-IS due to extensive fire damage. Great potential for those looking to restore or rebuild. Convenient location with strong upside for the right buyer.

Key facts

• Built 1972
• Listed 23 days

Property features AI

Finance

• Other: Located in the Clayton Ridge subdivision
• Financial info: Listing offered As-Is; Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence (house); Residential property; Fixer condition; Built in 1972
• Construction: Brick construction; Other roof; 1248 square feet above grade
• Exterior features: No lot features listed

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; One level; Unfinished basement; No fireplaces
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: Brown Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 700 students, 90% FRL); Pointe South Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 760 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 at typical pace (median 25d 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 44% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.92% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.13%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (median comp): $230,783
• List price: $100,000
• Delta: -56.67%
• 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
8882 Ashwood Dr	0.12mi	4/2.0	1,723 (-3%)	1mo	$200,000	$116	88
9021 Hurst Ct	0.50mi	4/2.0	1,704 (-4%)	2mo	$225,000	$132	68
170 Kipling Way	0.47mi	4/2.0	1,641 (-8%)	0mo	$272,000	$166	65
8896 Wellston Ct	0.41mi	4/2.0	1,616 (-9%)	2mo	$261,000	$162	64
8521 Cedar Creek Rdg	0.66mi	3/2.0 (-1)	1,776 (-0%)	1mo	$128,000	$72	63
337 Independence Dr	0.47mi	4/3.0	1,884 (+6%)	3mo	$270,000	$143	62
638 Wellington Way	0.73mi	3/2.0 (-1)	1,692 (-5%)	1mo	$65,000	$38	52
8601 Cedar Creek Rdg	0.55mi	3/2.0 (-1)	1,555 (-12%)	2mo	$209,900	$135	47
714 Chatham Trl	0.73mi	3/2.0 (-1)	1,668 (-6%)	6mo	$188,500	$113	45
228 Inverness Trce	0.68mi	3/2.5 (-1)	1,608 (-10%)	2mo	$202,000	$126	44
255 Avalon Way	0.73mi	3/2.0 (-1)	1,946 (+9%)	6mo	$262,500	$135	40
9218 River Chase Way	0.73mi	4/2.0	1,528 (-14%)	4mo	$154,000	$101	39

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: 30.0%
• Equity multiple: 2.22×
• Total profit: $34,290
• Equity at exit: $14,910

10-year hold

• IRR: 36.3%
• Equity multiple: 4.08×
• Total profit: $86,296
• Equity at exit: $8,646

Cash invested: $28,000 (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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 182
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $843

Break-even live

Break-even rent $848

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $900	-5% $871	+0% $843	+5% $815	+10% $787
Rent	-10% $692	-5% $767	+0% $843	+5% $919	+10% $994
Rate	-1.0pp $893	-0.5pp $869	base $843	+0.5pp $817	+1.0pp $791

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.30mi
8837 Wesley Pl Jonesboro, GA	4.0	2.0	1899	$2,041	$1.07	44d	1	0.34mi
161 Sterling Ridge Dr Riverdale, GA	4.0	2.0	1686	$1,495	$0.89	25d	1	0.38mi
8990 Sterling Ridge Ln Jonesboro, GA	5.0	2.5	1560	$2,030	$1.30	3d	1	0.46mi
8620 Guthrie Dr Riverdale, GA	4.0	2.5	2498	$2,406	$0.96	5d	1	0.47mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.51mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.52mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	0.55mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	22d	1	0.57mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	0.59mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	25d	1	0.63mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.65mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	0.65mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	44d	1	0.65mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	25d	1	0.65mi
8774 Channing Dr Jonesboro, GA	4.0	2.0	1650	$1,499	$0.91	17d	1	0.66mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.68mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.69mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	25d	1	0.69mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	44d	1	0.69mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	44d	1	0.70mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	25d	1	0.71mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	5d	1	0.71mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	0.73mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	25d	1	0.75mi
9245 Club View Trce Riverdale, GA	3.0	2.0	1588	$1,861	$1.17	3d	1	0.77mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	5d	1	0.79mi
9170 Dorsey Rd Riverdale, GA	4.0	2.0	1358	$1,500	$1.10	13d	1	0.79mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.80mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	5d	1	0.81mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	44d	1	0.82mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.84mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	44d	1	0.88mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	5d	1	0.89mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	44d	1	0.90mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	13d	1	0.90mi
216 Rivergate Ct Jonesboro, GA	5.0	2.5	1831	$2,395	$1.31	44d	1	0.93mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	25d	1	0.93mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	25d	1	0.94mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	44d	1	0.95mi

Listing history 3 events

1. 2026-04-20
   listed $100,000 New 224-char remark
2. 1996-02-23
   soldstatus $80,000
3. 1972-12-01
   soldstatus $26,500

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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: $22,981
• − Mortgage interest: −$5,602
• − Property taxes: −$1,245
• − Insurance: −$500
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$2,909
• Taxable income: $9,049
• Est. tax owed @ 24.0%: −$2,172
• After-tax cash flow: $7,946/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

+277.4% since first listed

4 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-04-20 Listed $100,000 GAMLS
• 1996-02-23 Sold (Public Records) $80,000 Public Records
• 1972-12-01 Sold (Public Records) $26,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,245 · +1.9% YoY. Source: county tax records.