8569 Creekwood Way · Riverdale, GA 30238

$149,000

3 bd · 2.0 ba · 1,392 sqft · Condo public records · 33 Days on market

Built 1974 $107/sqft · at area comps Est $156k · at est. $139/mo HOA · 8% of rent

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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 +9.4/15.0
• DSCR +7.3/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in the Pointe South Condo community! This 3-bedroom, 1.5-bath townhome offers a spacious great room with fireplace, a functional kitchen with eat-in area, and a private patio for outdoor enjoyment. The two-story layout features all bedrooms upstairs, providing ideal separation of space for families or tenants. Community amenities include a clubhouse and pool, with convenient access to MARTA, shopping, and major highways. Property requires some updates-great potential for added value.

Key facts

• Functional kitchen
• Clubhouse
• Private patio

Tags

• INVESTMENT OPPORTUNITY
• GREAT ROOM
• FUNCTIONAL KITCHEN
• PRIVATE PATIO
• TWO-STORY LAYOUT
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% 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, 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 (+2.1%/yr); 251 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $4k 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 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y 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.
• Current owner paid $129k; 16% 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $155,551
• List price: $149,000
• Delta: -4.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-9,410
• Equity at exit: $22,216

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,545
• Equity at exit: $12,883

Cash invested: $41,720 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$781
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$62
• HOA: −$139
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $256

Break-even live

Break-even rent $1,411

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $340	-5% $298	+0% $256	+5% $213	+10% $171
Rent	-10% $119	-5% $187	+0% $256	+5% $324	+10% $393
Rate	-1.0pp $331	-0.5pp $294	base $256	+0.5pp $217	+1.0pp $178

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	6d	1	0.04mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	13d	1	0.10mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	22d	1	0.10mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	13d	1	0.12mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.12mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.12mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	44d	1	0.39mi
1022 Brandon Hill Way Jonesboro, GA	3.0	2.0	1022	$1,615	$1.58	25d	1	0.39mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	44d	1	0.40mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,937	$1.67	25d	1	0.41mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,531	$1.32	44d	1	0.41mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	6d	1	0.47mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	25d	1	0.47mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	0.48mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	25d	1	0.48mi
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	6d	1	0.49mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.50mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	25d	1	0.50mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.52mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	25d	1	0.57mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.57mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	44d	1	0.58mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	6d	6	0.58mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.64mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	44d	1	0.64mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.71mi
8983 Habersham Dr Jonesboro, GA	4.0	2.0	1770	$1,910	$1.08	45d	1	0.72mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	0.74mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	6d	1	0.77mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.78mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	44d	1	0.83mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	0.84mi
1124 Cliftwood Dr Riverdale, GA	4.0	3.0	1845	$2,165	$1.17	22d	1	0.85mi
1132 Cliftwood Dr Riverdale, GA	3.0	2.5	1616	$2,200	$1.36	44d	1	0.86mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.86mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	16d	1	0.89mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	6d	1	0.95mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	44d	1	0.97mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	25d	1	1.00mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	44d	1	1.08mi

HOA detail condo

• Monthly dues: $139 · $1,668/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $149,000 Active 33 DOM
2. 2026-06-17
   days on market $149,000 Active 32 DOM
3. 2026-06-16
   days on market $149,000 Active 31 DOM
4. 2026-06-15
   days on market $149,000 Active 30 DOM
5. 2026-06-13
   days on market $149,000 Active 28 DOM
6. 2026-06-09
   days on market $149,000 Active 24 DOM
7. 2026-06-08
   days on market $149,000 Active 23 DOM
8. 2026-06-07
   days on market $149,000 Active 22 DOM
9. 2026-06-04
   days on market $149,000 Active 19 DOM
10. 2026-06-03
    days on market $149,000 Active 18 DOM
11. 2026-06-02
    days on market $149,000 Active 17 DOM
12. 2026-06-01
    days on market $149,000 Active 16 DOM
13. 2026-05-31
    days on market $149,000 Active 15 DOM
14. 2026-05-06
    status Active
15. 2026-03-27
    listed $149,000 Active

    Show marketing remark (521 chars)

    Excellent investment opportunity in the Pointe South Condo community! This 3-bedroom, 1.5-bath townhome offers a spacious great room with fireplace, a functional kitchen with eat-in area, and a private patio for outdoor enjoyment. The two-story layout features all bedrooms upstairs, providing ideal separation of space for families or tenants. Community amenities include a clubhouse and pool, with convenient access to MARTA, shopping, and major highways. Property requires some updates-great potential for added value.

16. 2026-03-27
    listed $149,000 New 521-char remark

    Show marketing remark (521 chars)

    Excellent investment opportunity in the Pointe South Condo community! This 3-bedroom, 1.5-bath townhome offers a spacious great room with fireplace, a functional kitchen with eat-in area, and a private patio for outdoor enjoyment. The two-story layout features all bedrooms upstairs, providing ideal separation of space for families or tenants. Community amenities include a clubhouse and pool, with convenient access to MARTA, shopping, and major highways. Property requires some updates-great potential for added value.

17. 2026-03-17
    historical
18. 2026-03-17
    historical
19. 2025-12-17
    listed $155,000 New
20. 2025-12-17
    listed $155,000 Active
21. 2025-10-29
    historical
22. 2025-10-29
    historical
23. 2025-10-25
    listed $90,000 Active
24. 2025-10-25
    listed $90,000 New
25. 2019-09-03
    soldstatus $128,700
26. 2017-06-07
    soldstatus $38,000
27. 2016-11-03
    historical
28. 2016-05-03
    listed $43,000 New
29. 2016-04-29
    historical
30. 2016-04-27
    status Back On Market
31. 2016-04-12
    status Under Contract
32. 2015-10-16
    listed $45,000 New
33. 2015-09-04
    historical
34. 2015-06-09
    price $44,999
35. 2015-03-19
    listed $51,999 New
36. 1994-09-06
    soldstatus $46,000
37. 1981-04-24
    soldstatus $41,600

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/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: $20,815
• − Mortgage interest: −$8,346
• − Property taxes: −$1,587
• − Insurance: −$745
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − HOA: −$1,668
• − Depreciation: −$4,335
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,875/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): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1%

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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+258.2% since first listed

24 events — show timeline

• 2026-05-06 Relisted — FMLS
• 2026-03-27 Listed $149,000 GAMLS
• 2026-03-27 Listed $149,000 FMLS
• 2026-03-17 Listing Removed — FMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-12-17 Listed $155,000 FMLS
• 2025-12-17 Listed $155,000 GAMLS
• 2025-10-29 Listing Removed — GAMLS
• 2025-10-29 Listing Removed — FMLS
• 2025-10-25 Listed $90,000 GAMLS
• 2025-10-25 Listed $90,000 FMLS
• 2019-09-03 Sold (Public Records) $128,700 Public Records
• 2017-06-07 Sold (Public Records) $38,000 Public Records
• 2016-11-03 Listing Removed — GAMLS
• 2016-05-03 Listed $43,000 GAMLS
• 2016-04-29 Listing Removed — GAMLS
• 2016-04-27 Relisted — GAMLS
• 2016-04-12 Pending — GAMLS
• 2015-10-16 Listed $45,000 GAMLS
• 2015-09-04 Listing Removed — GAMLS
• 2015-06-09 Price Changed $44,999 GAMLS
• 2015-03-19 Listed $51,999 GAMLS
• 1994-09-06 Sold (Public Records) $46,000 Public Records
• 1981-04-24 Sold (Public Records) $41,600 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,587 · +0.9% YoY. Source: county tax records.