2820 Robinson Wood Dr · South Fulton, GA 30296

$224,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 156 Days on market

Built 1990 8,973 sqft lot $161/sqft · 7% below area Est $243k · 7% under

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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).

• Cash flow +11.5/30.0
• ARV discount +10.8/15.0
• Schools +4.5/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2820 Robinson Wood Dr, Riverdale, GA 30296, is a charming residential home located in a quiet and established neighborhood. This spacious property features a cozy yet functional layout with multiple bedrooms and bathrooms, perfect for families or those looking for extra space. The house boasts an inviting exterior with a well-maintained lawn and a private backyard, ideal for outdoor gatherings and relaxation. Inside, you'll find a bright and airy living area, a modern kitchen with updated appliances, and generous room sizes throughout.

Key facts

• Updated appliances
• Private backyard
• Well maintained lawn

Tags

• WELL MAINTAINED LAWN
• PRIVATE BACKYARD
• MODERN KITCHEN
• UPDATED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-72 ($-870/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (18.0% below list).
• Recommended offer: $184k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 51% district-wide (-22 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 142 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

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 $184,435 (18.0% 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 156 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (median comp): $242,733
• List price: $224,900
• Delta: -7.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Lori Ln	0.22mi	3/2.5	1,369 (-2%)	2mo	$209,900	$153	82
3085 Sandy Cir	0.25mi	4/2.0 (+1)	1,387 (-1%)	4mo	$270,000	$195	78
6985 Winkfield Pl	0.30mi	3/1.5	1,350 (-4%)	10mo	$192,000	$142	69
2980 Creel Rd	0.30mi	3/2.5	1,377 (-2%)	21mo	$209,500	$152	64
2526 Wood Bend Ln	0.61mi	3/2.5	1,440 (+3%)	2mo	$275,000	$191	63
7010 Old Bethsaida Way	0.06mi	4/3.0 (+1)	1,509 (+8%)	18mo	$254,900	$169	60
2725 Carolina Rdg	0.46mi	3/2.5	1,427 (+2%)	23mo	$213,000	$149	54
6850 Brown Dr S	0.63mi	3/2.0	1,344 (-4%)	20mo	$207,000	$154	47
7215 Buck Creek Dr	0.58mi	3/2.0	1,318 (-6%)	20mo	$200,000	$152	47
6878 Merrywood Dr	0.69mi	3/2.5	1,392 (-1%)	22mo	$265,000	$190	46
2535 Hallie Mill Rd	0.68mi	3/2.5	1,274 (-9%)	14mo	$255,000	$200	39
2497 Wood Bend Ln	0.65mi	3/2.5	1,226 (-12%)	9mo	$213,000	$174	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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-40,021
• Equity at exit: $33,533

10-year hold

• IRR: -9.1%
• Equity multiple: 0.42×
• Total profit: $-36,483
• Equity at exit: $19,445

Cash invested: $62,972 (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 30296

• Rents YoY: 3.5%
• Active inventory: 142
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$256 /mo · $3,077/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-72

Break-even live

Break-even rent $1,936

Max offer price $212,097

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-9	+0% $-72	+5% $-136	+10% $-200
Rent	-10% $-218	-5% $-145	+0% $-72	+5% $0	+10% $73
Rate	-1.0pp $41	-0.5pp $-15	base $-72	+0.5pp $-131	+1.0pp $-190

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	1d	1	0.29mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	7d	1	0.30mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	1d	1	0.30mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.34mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	0.43mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	14d	1	0.48mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	1d	1	0.53mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	22d	1	0.60mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	45d	1	0.61mi
105 Fruitwood Trce Unit A Riverdale, GA	2.0	2.0	1012	$1,395	$1.38	1d	1	0.62mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	1d	1	0.64mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	0.66mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	45d	1	0.67mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,840	$1.43	1d	1	0.73mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	45d	1	0.76mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	0.87mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	1.06mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	26d	1	1.07mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	1.14mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	1.17mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	26d	1	1.17mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	26d	1	1.21mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	24d	1	1.24mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	7d	1	1.25mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	12d	1	1.32mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	1.37mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	1.37mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	3d	1	1.42mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	1.42mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	45d	1	1.48mi

Listing history 8 events

1. 2026-06-03
   days on market $224,900 Active 156 DOM
2. 2026-06-01
   days on market $224,900 Active 154 DOM
3. 2026-05-31
   days on market $224,900 Active 153 DOM
4. 2025-12-29
   listed $224,900 New 541-char remark

   Show marketing remark (541 chars)

   2820 Robinson Wood Dr, Riverdale, GA 30296, is a charming residential home located in a quiet and established neighborhood. This spacious property features a cozy yet functional layout with multiple bedrooms and bathrooms, perfect for families or those looking for extra space. The house boasts an inviting exterior with a well-maintained lawn and a private backyard, ideal for outdoor gatherings and relaxation. Inside, you'll find a bright and airy living area, a modern kitchen with updated appliances, and generous room sizes throughout.

5. 2021-12-30
   soldstatus $5,953,114
6. 2018-10-19
   soldstatus $1,611,200
7. 1995-12-27
   soldstatus $67,000
8. 1991-02-14
   soldstatus $73,900

ⓘ 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: $3,077 · $256/mo
• Projected year-2 tax: $3,077 · $256/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 ≥104°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: $22,132
• − Mortgage interest: −$12,598
• − Property taxes: −$3,077
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$6,543
• Taxable loss: −$4,751
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $270/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+204.3% since first listed

5 events — show timeline

• 2025-12-29 Listed $224,900 GAMLS
• 2021-12-30 Sold (Public Records) $5,953,114 Public Records
• 2018-10-19 Sold (Public Records) $1,611,200 Public Records
• 1995-12-27 Sold (Public Records) $67,000 Public Records
• 1991-02-14 Sold (Public Records) $73,900 Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,077 · -0.0% YoY. Source: county tax records.