8822 Ashwood Dr · Riverdale, GA 30274

$168,000

3 bd · 2.0 ba · 1,674 sqft · SingleFamily public records · 75 Days on market

Built 1973 0.27 ac lot $100/sqft · 28% below area Est $233k · 28% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.5/10.0
• 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 MLS

Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

Key facts

• Access to schools
• Flexible layout
• 0.27 acre lot

Tags

• FLEXIBLE LAYOUT
• ADDITIONAL LIVING SPACE
• ACCESS TO LOCAL AMENITIES
• ACCESS TO SCHOOLS
• ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $158k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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, schools D-, amenities 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.
• 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 24d 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 75 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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 $157,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

• ARV (median comp): $233,360
• List price: $168,000
• Delta: -28.01%
• 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	0.17mi	4/2.0 (+1)	1,723 (+3%)	1mo	$200,000	$116	81
8896 Wellston Ct	0.41mi	4/2.0 (+1)	1,616 (-4%)	2mo	$261,000	$162	69
170 Kipling Way	0.52mi	4/2.0 (+1)	1,641 (-2%)	0mo	$272,000	$166	67
638 Wellington Way	0.70mi	3/2.0	1,692 (+1%)	0mo	$65,000	$38	65
9021 Hurst Ct	0.55mi	4/2.0 (+1)	1,704 (+2%)	2mo	$225,000	$132	64
8601 Cedar Creek Rdg	0.50mi	3/2.0	1,555 (-7%)	2mo	$209,900	$135	63
8521 Cedar Creek Rdg	0.60mi	3/2.0	1,776 (+6%)	1mo	$128,000	$72	61
228 Inverness Trce	0.73mi	3/2.5	1,608 (-4%)	2mo	$202,000	$126	56
9141 Huntwood Ln	0.56mi	4/2.0 (+1)	1,495 (-11%)	2mo	$245,000	$164	49
8404 Park Ridge Ln	0.72mi	3/2.0	1,535 (-8%)	6mo	$225,000	$147	48
616 Country Lane Dr	0.65mi	4/2.0 (+1)	1,488 (-11%)	2mo	$215,000	$144	44
337 Independence Dr	0.50mi	4/3.0 (+1)	1,884 (+12%)	3mo	$270,000	$143	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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-21,315
• Equity at exit: $25,049

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-18,684
• Equity at exit: $14,526

Cash invested: $47,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$881
• Tax from tax record: −$309 /mo · $3,712/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $138

Break-even live

Break-even rent $1,595

Max offer price $168,000

Occupancy floor 87%

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: $42,000
• Closing costs: $5,040
• 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	24d	1	0.29mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	0.33mi
8837 Wesley Pl Jonesboro, GA	4.0	2.0	1899	$2,041	$1.07	43d	1	0.35mi
161 Sterling Ridge Dr Riverdale, GA	4.0	2.0	1686	$1,495	$0.89	24d	1	0.44mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.46mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	43d	1	0.46mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	0.49mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	22d	1	0.56mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	0.60mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	24d	1	0.61mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.61mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.63mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	43d	1	0.65mi
8774 Channing Dr Jonesboro, GA	4.0	2.0	1650	$1,499	$0.91	16d	1	0.65mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	24d	1	0.65mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	43d	1	0.67mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	24d	1	0.67mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	5d	1	0.67mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.68mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	0.68mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	24d	1	0.70mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	24d	1	0.71mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	43d	1	0.72mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	4d	1	0.72mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	5d	1	0.73mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	43d	1	0.73mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	43d	1	0.76mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	19d	1	0.79mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	4d	1	0.82mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.83mi
9245 Club View Trce Riverdale, GA	3.0	2.0	1588	$1,861	$1.17	2d	1	0.84mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	5d	1	0.84mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	43d	1	0.85mi
9170 Dorsey Rd Riverdale, GA	4.0	2.0	1358	$1,500	$1.10	12d	1	0.85mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	0.86mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	24d	1	0.86mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	24d	1	0.87mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	24d	1	0.88mi
8837 Freedom Way Unit 8839 Jonesboro, GA	2.0	1.5	1275	$1,450	$1.14	2d	1	0.90mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	43d	1	0.93mi

Listing history 45 events

1. 2026-06-18
   days on market $168,000 Active 75 DOM
2. 2026-06-17
   days on market $168,000 Active 74 DOM
3. 2026-06-16
   days on market $168,000 Active 73 DOM
4. 2026-06-15
   days on market $168,000 Active 72 DOM
5. 2026-06-13
   days on market $168,000 Active 70 DOM
6. 2026-06-09
   days on market $168,000 Active 66 DOM
7. 2026-06-08
   days on market $168,000 Active 65 DOM
8. 2026-06-07
   days on market $168,000 Active 64 DOM
9. 2026-06-04
   days on market $168,000 Active 61 DOM
10. 2026-06-03
    days on market $168,000 Active 60 DOM
11. 2026-06-02
    days on market $168,000 Active 59 DOM
12. 2026-06-01
    days on market $168,000 Active 58 DOM
13. 2026-05-31
    days on market $168,000 Active 57 DOM
14. 2026-04-21
    status Back On Market 407-char remark

    Show marketing remark (407 chars)

    Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

15. 2026-04-21
    status Active 407-char remark

    Show marketing remark (407 chars)

    Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

16. 2026-03-30
    status Under Contract 407-char remark

    Show marketing remark (407 chars)

    Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

17. 2026-03-30
    status Pending 407-char remark

    Show marketing remark (407 chars)

    Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

18. 2026-03-13
    listed $170,000 New 407-char remark

    Show marketing remark (407 chars)

    Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

19. 2026-03-13
    listed $170,000 Active 407-char remark

    Show marketing remark (407 chars)

    Opportunity in Riverdale featuring a 3 bedroom, 2 bathroom home. The property offers a flexible layout including additional living space and presents an opportunity for updates and customization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing. Buyer to verify all information and complete their own due diligence.

20. 2025-11-14
    historical $1,635
21. 2025-11-08
    price $1,635
22. 2025-11-01
    listed $1,720
23. 2025-11-01
    historical $1,720
24. 2025-10-31
    price $1,720
25. 2025-10-24
    price $1,810
26. 2025-10-18
    price $1,905
27. 2025-10-17
    listed $1,965
28. 2024-09-24
    historical $1,485
29. 2024-09-22
    historical $1,485
30. 2024-09-17
    listed $1,485
31. 2024-09-13
    price $1,550
32. 2024-09-13
    price $1,700
33. 2024-09-05
    price $1,550
34. 2024-08-29
    historical $1,630
35. 2024-08-28
    price $1,630
36. 2024-08-22
    listed $1,700
37. 2024-08-21
    price $1,700
38. 2024-08-21
    listed $1,755
39. 2019-04-30
    soldstatus $204,700
40. 2018-03-28
    soldstatus $69,000
41. 2016-10-06
    soldstatus $78,000
42. 2013-06-17
    soldstatus $52,700
43. 2011-01-21
    price $52,000
44. 1997-11-19
    soldstatus $73,000
45. 1981-07-20
    soldstatus $46,750

ⓘ 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: $3,712 · $309/mo
• Projected year-2 tax: $3,712 · $309/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: $21,243
• − Mortgage interest: −$9,411
• − Property taxes: −$3,712
• − Insurance: −$840
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,887
• Taxable loss: −$1,006
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $1,899/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

+263.6% since first listed

32 events — show timeline

• 2026-04-21 Relisted — GAMLS
• 2026-04-21 Relisted — FMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-30 Pending — FMLS
• 2026-03-13 Listed $170,000 FMLS
• 2026-03-13 Listed $170,000 GAMLS
• 2025-11-14 Rental Removed $1,635 ZUMPER1
• 2025-11-08 Price Changed $1,635 ZUMPER1
• 2025-11-01 Listed for Rent $1,720 ZUMPER1
• 2025-11-01 Rental Removed $1,720 RENTLY
• 2025-10-31 Price Changed $1,720 RENTLY
• 2025-10-24 Price Changed $1,810 RENTLY
• 2025-10-18 Price Changed $1,905 RENTLY
• 2025-10-17 Listed for Rent $1,965 RENTLY
• 2024-09-24 Rental Removed $1,485 RENTLY
• 2024-09-22 Rental Removed $1,485 RENT.
• 2024-09-17 Listed for Rent $1,485 RENTLY
• 2024-09-13 Price Changed $1,550 RENT.
• 2024-09-13 Price Changed $1,700 RENT.
• 2024-09-05 Price Changed $1,550 RENT.
• 2024-08-29 Rental Removed $1,630 RENTLY
• 2024-08-28 Price Changed $1,630 RENT.
• 2024-08-22 Listed for Rent $1,700 RENT.
• 2024-08-21 Price Changed $1,700 RENTLY
• 2024-08-21 Listed for Rent $1,755 RENTLY
• 2019-04-30 Sold (Public Records) $204,700 Public Records
• 2018-03-28 Sold (Public Records) $69,000 Public Records
• 2016-10-06 Sold (Public Records) $78,000 Public Records
• 2013-06-17 Sold (Public Records) $52,700 Public Records
• 2011-01-21 Price Changed $52,000 GAMLS
• 1997-11-19 Sold (Public Records) $73,000 Public Records
• 1981-07-20 Sold (Public Records) $46,750 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,712 · +45.9% YoY. Source: county tax records.