9018 Huntwood Ln · Riverdale, GA 30274

$189,900

3 bd · 2.0 ba · 1,028 sqft · SingleFamily public records · 77 Days on market

Built 1977 0.30 ac lot $185/sqft · 11% below area Est $214k · 11% 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 +20.1/30.0
• ARV discount +12.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• 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

Charming 3-bedroom ranch offering comfort and cozy living in a well-designed single-level layout. This home features a bright eat-in kitchen with beautiful tile floors, plenty of cabinet space, and room for everyday dining. The bedrooms are nicely sized with good closet space, and the home offers a comfortable living area perfect for relaxing or entertaining. Great opportunity for first-time homebuyers, downsizers, or investors. A wonderful place to call home!

Key facts

• Tile floors
• Cabinet space
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• TILE FLOORS
• CABINET SPACE
• COMFORTABLE LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.8% below list).
• Recommended offer: $173k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 40% 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 $6k 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 77 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $190k implies a 308% gain — meaningful room to come down on a strong offer.

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 $173,163 (8.8% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.91% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $213,600
• List price: $189,900
• Delta: -11.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9046 Homewood Dr	0.10mi	3/2.0	1,056 (+3%)	1mo	$155,000	$147	90
8958 Sterling Ridge Ln	0.36mi	3/1.5	1,028 (0%)	4mo	$180,000	$175	78
207 Kipling Way	0.08mi	3/1.5	1,056 (+3%)	16mo	$170,000	$161	76
8890 Homewood Dr	0.29mi	3/2.0	1,028 (0%)	20mo	$216,000	$210	70
166 Kipling Way	0.16mi	4/2.0 (+1)	1,035 (+1%)	23mo	$260,000	$251	67
418 Martin Dr	0.50mi	3/2.0	1,128 (+10%)	3mo	$145,000	$129	58
151 Andover Dr	0.73mi	3/1.0	1,040 (+1%)	8mo	$199,900	$192	53
9127 Greenwood Dr	0.59mi	3/2.0	1,084 (+5%)	14mo	$196,000	$181	52
9072 Woodgreen Way	0.60mi	3/2.0	1,070 (+4%)	18mo	$185,000	$173	50

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-18,708
• Equity at exit: $28,315

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-8,793
• Equity at exit: $16,419

Cash invested: $53,172 (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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 182
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$996
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $236

Break-even live

Break-even rent $1,432

Max offer price $189,900

Occupancy floor 81%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	43d	1	0.31mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	24d	1	0.32mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	0.37mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	43d	1	0.38mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	24d	1	0.45mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	24d	1	0.49mi
9170 Dorsey Rd Riverdale, GA	4.0	2.0	1358	$1,500	$1.10	12d	1	0.50mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	11d	1	0.50mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	11d	1	0.50mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	0.53mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	12d	1	0.57mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	43d	1	0.62mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.63mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	43d	1	0.64mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.67mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	0.68mi
9430 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1320	$1,680	$1.27	5d	1	0.73mi
8970 Cornell Dr Jonesboro, GA	3.0	2.0	1040	$1,585	$1.52	43d	1	0.74mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	15d	1	0.75mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	24d	1	0.75mi
9439 Sleepy Hollow Ln Jonesboro, GA	4.0	3.0	1500	$1,745	$1.16	24d	1	0.77mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.77mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,781	$1.32	43d	1	0.81mi
9602 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1404	$1,600	$1.14	43d	1	0.82mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,745	$1.25	19d	1	0.82mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.83mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	24d	1	0.83mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	43d	1	0.84mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	43d	1	0.85mi
505 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,655	$1.18	24d	1	0.91mi
8837 Freedom Way Unit 8839 Jonesboro, GA	2.0	1.5	1275	$1,450	$1.14	2d	1	0.92mi
566 Brookfield Way Jonesboro, GA	3.0	2.0	1432	$1,500	$1.05	43d	1	1.00mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	5d	1	1.02mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	43d	1	1.02mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	1.03mi
240 Flint River Rd Jonesboro, GA	2.0–3.0	1.0–2.0	918	$1,695	$1.85	2d	67	1.07mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	19d	1	1.17mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	12d	1	1.26mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	12d	1	1.27mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	43d	1	1.27mi

Listing history 34 events

1. 2026-06-18
   days on market $189,900 Active 77 DOM
2. 2026-06-17
   days on market $189,900 Active 76 DOM
3. 2026-06-16
   days on market $189,900 Active 75 DOM
4. 2026-06-15
   days on market $189,900 Active 74 DOM
5. 2026-06-13
   days on market $189,900 Active 72 DOM
6. 2026-06-10
   price $189,900 Active 68 DOM
7. 2026-06-09
   days on market $199,900 Active 68 DOM
8. 2026-06-08
   days on market $199,900 Active 67 DOM
9. 2026-06-07
   days on market $199,900 Active 66 DOM
10. 2026-06-04
    days on market $199,900 Active 63 DOM
11. 2026-06-03
    days on market $199,900 Active 62 DOM
12. 2026-06-02
    days on market $199,900 Active 61 DOM
13. 2026-06-01
    days on market $199,900 Active 60 DOM
14. 2026-05-31
    days on market $199,900 Active 59 DOM
15. 2026-05-12
    price $199,900 464-char remark

    Show marketing remark (464 chars)

    Charming 3-bedroom ranch offering comfort and cozy living in a well-designed single-level layout. This home features a bright eat-in kitchen with beautiful tile floors, plenty of cabinet space, and room for everyday dining. The bedrooms are nicely sized with good closet space, and the home offers a comfortable living area perfect for relaxing or entertaining. Great opportunity for first-time homebuyers, downsizers, or investors. A wonderful place to call home!

16. 2026-05-12
    price $199,900 464-char remark

    Show marketing remark (464 chars)

    Charming 3-bedroom ranch offering comfort and cozy living in a well-designed single-level layout. This home features a bright eat-in kitchen with beautiful tile floors, plenty of cabinet space, and room for everyday dining. The bedrooms are nicely sized with good closet space, and the home offers a comfortable living area perfect for relaxing or entertaining. Great opportunity for first-time homebuyers, downsizers, or investors. A wonderful place to call home!

17. 2026-04-02
    listed $204,900 Active 464-char remark

    Show marketing remark (464 chars)

    Charming 3-bedroom ranch offering comfort and cozy living in a well-designed single-level layout. This home features a bright eat-in kitchen with beautiful tile floors, plenty of cabinet space, and room for everyday dining. The bedrooms are nicely sized with good closet space, and the home offers a comfortable living area perfect for relaxing or entertaining. Great opportunity for first-time homebuyers, downsizers, or investors. A wonderful place to call home!

18. 2026-04-01
    listed $204,900 New 464-char remark

    Show marketing remark (464 chars)

    Charming 3-bedroom ranch offering comfort and cozy living in a well-designed single-level layout. This home features a bright eat-in kitchen with beautiful tile floors, plenty of cabinet space, and room for everyday dining. The bedrooms are nicely sized with good closet space, and the home offers a comfortable living area perfect for relaxing or entertaining. Great opportunity for first-time homebuyers, downsizers, or investors. A wonderful place to call home!

19. 2016-05-27
    soldstatus $46,500
20. 2016-05-24
    price $46,500
21. 2016-05-23
    soldstatus $46,500 Sold
22. 2016-05-19
    status Under Contract
23. 2016-03-09
    status Under Contract
24. 2016-03-07
    price $49,900
25. 2016-02-27
    listed $49,900 New
26. 2016-01-31
    historical
27. 2015-09-05
    price $49,900
28. 2015-07-30
    listed $55,000 New
29. 2014-05-19
    historical
30. 2014-01-27
    listed $43,000 New
31. 2004-12-10
    soldstatus $87,500
32. 1999-09-30
    soldstatus $67,000
33. 1983-01-28
    soldstatus $44,900
34. 1981-09-18
    soldstatus $44,900

ⓘ 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: $678 · $57/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$1,069/yr (+$89/mo · 157.5%)

ⓘ 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 1/10 Low
• 🌡 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: $20,780
• − Mortgage interest: −$10,637
• − Property taxes: −$678
• − Insurance: −$950
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$5,524
• Taxable loss: −$335
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,918/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

+345.2% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $199,900 FMLS
• 2026-05-12 Price Changed $199,900 GAMLS
• 2026-04-02 Listed $204,900 FMLS
• 2026-04-01 Listed $204,900 GAMLS
• 2016-05-27 Sold (Public Records) $46,500 Public Records
• 2016-05-24 Price Changed $46,500 GAMLS
• 2016-05-23 Sold (MLS) $46,500 GAMLS
• 2016-05-19 Pending — GAMLS
• 2016-03-09 Pending — GAMLS
• 2016-03-07 Price Changed $49,900 GAMLS
• 2016-02-27 Listed $49,900 GAMLS
• 2016-01-31 Listing Removed — GAMLS
• 2015-09-05 Price Changed $49,900 GAMLS
• 2015-07-30 Listed $55,000 GAMLS
• 2014-05-19 Listing Removed — GAMLS
• 2014-01-27 Listed $43,000 GAMLS
• 2004-12-10 Sold (Public Records) $87,500 Public Records
• 1999-09-30 Sold (Public Records) $67,000 Public Records
• 1983-01-28 Sold (Public Records) $44,900 Public Records
• 1981-09-18 Sold (Public Records) $44,900 Public Records

Property tax history

-3.0%/yr

Latest (2025): $678 · +2.5% YoY. Source: county tax records.