312 Ridge Creek Dr · Clarkston, GA 30021

$189,000

3 bd · 2.0 ba · 1,435 sqft · Condo public records · 149 Days on market

Built 2002 $132/sqft · 17% above area Est $162k · 17% over $157/mo HOA · 9% of rent

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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 +10.0/30.0
• Appreciation +10.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 Bedrooms and 2 bathroom currently rented for 1800,00

Key facts

• $157 HOA
• 2 parking spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.4% below list).
• Recommended offer: $166k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Clarkston — 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 79/100 on livability (#14 in GA, #2,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, schools F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.9%/yr); 37 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $32k; list at $189k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,615 (12.4% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.88% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,935
• List price: $189,000
• Delta: 16.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.90×
• Total profit: $100,624
• Equity at exit: $170,266

10-year hold

• IRR: 21.6%
• Equity multiple: 6.92×
• Total profit: $313,544
• Equity at exit: $367,185

Cash invested: $52,920 (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 30021

• Home prices YoY: 13.2%
• Rents YoY: 5.9%
• Active inventory: 37
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$991
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$79
• HOA: −$157
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-115

Break-even live

Break-even rent $1,802

Max offer price $168,627

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-62	+0% $-115	+5% $-169	+10% $-222
Rent	-10% $-246	-5% $-181	+0% $-115	+5% $-50	+10% $16
Rate	-1.0pp $-20	-0.5pp $-67	base $-115	+0.5pp $-164	+1.0pp $-214

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Ridge Creek Dr Clarkston, GA	2.0	2.0	1239	$1,399	$1.13	25d	1	0.07mi
751 N Indian Creek Dr Clarkston, GA	1.0–3.0	1.0–2.0	995	$1,325	$1.33	44d	1	0.34mi
792 Jolly Ave S Clarkston, GA	1.0–2.0	1.0–2.0	947	$1,100	$1.16	6d	12	0.40mi
774 Northern Ave Unit B14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	0d	1	0.59mi
774 Northern Ave Unit A14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	44d	1	0.59mi
3548 Lantern View Ln Scottdale, GA	3.0	2.5	1500	$2,000	$1.33	44d	1	0.59mi
3799 N Decatur Rd Decatur, GA	1.0–3.0	1.0–2.0	1087	$1,295	$1.19	0d	13	0.65mi
3743 Poplar Dr Clarkston, GA	3.0	2.0	1540	$1,900	$1.23	5d	1	0.75mi
3681 Pavilion Point Decatur, GA	2.0–4.0	1.0–2.0	1355	$1,700	$1.25	44d	1	0.76mi
524 Warren Ave Scottdale, GA	2.0	3.5	1248	$1,500	$1.20	13d	1	0.76mi
3517 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	44d	1	0.77mi
3499 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	0d	1	0.78mi
3499 Creekview Pl Scottdale, GA	2.0	1.5	1250	$1,150	$0.92	6d	1	0.78mi
437 Creekview Ct Scottdale, GA	2.0	2.5	1400	$1,195	$0.85	25d	1	0.79mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	17d	1	0.80mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	0d	1	0.80mi
965 Smith St Clarkston, GA	2.0	1.0	1542	$1,500	$0.97	44d	1	0.84mi
788 Angora Aly Scottdale, GA	3.0	3.5	1622	$2,850	$1.76	2d	1	1.03mi
260 Northern Ave Avondale Estates, GA	1.0–3.0	1.0–2.0	1155	$1,380	$1.19	44d	4	1.05mi
1015 Casa Dr Clarkston, GA	4.0	2.0	1844	$1,950	$1.06	25d	1	1.06mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,299	$1.51	6d	1	1.08mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$1,340	$1.07	0d	17	1.23mi
3800 W Wood Path Stone Mountain, GA	3.0	2.0	1344	$2,500	$1.86	44d	1	1.27mi
4204 Cheryl Ann Ct Stone Mountain, GA	4.0	2.0	1391	$2,086	$1.50	12d	1	1.33mi
427 Third Ave Scottdale, GA	3.0	2.0	1350	$4,500	$3.33	0d	1	1.33mi
1039 Verdi Way Clarkston, GA	3.0	1.5	1053	$1,995	$1.89	6d	1	1.38mi
500 Hambrick Sq Stone Mountain, GA	1.0–4.0	1.0–2.0	1238	$1,425	$1.15	6d	2	1.40mi
721 Ford Pl Unit A Scottdale, GA	2.0	1.0	896	$1,450	$1.62	6d	1	1.41mi
4247 Youngstown Cir #4247 Stone Mountain, GA	3.0	2.5	1524	$1,800	$1.18	21d	1	1.42mi
4247 Youngstown Cir Stone Mountain, GA	3.0	3.0	1524	$1,900	$1.25	44d	1	1.42mi
1086 Montreal Rd Clarkston, GA	2.0	1.5–2.0	1252	$1,318	$1.05	11d	10	1.42mi

HOA detail condo

• Monthly dues: $157 · $1,884/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $189,000 Active 149 DOM
2. 2026-06-18
   days on market $189,000 Active 146 DOM
3. 2026-06-17
   days on market $189,000 Active 145 DOM
4. 2026-06-16
   days on market $189,000 Active 144 DOM
5. 2026-06-15
   days on market $189,000 Active 143 DOM
6. 2026-06-13
   days on market $189,000 Active 141 DOM
7. 2026-06-09
   days on market $189,000 Active 137 DOM
8. 2026-06-08
   days on market $189,000 Active 136 DOM
9. 2026-06-07
   days on market $189,000 Active 135 DOM
10. 2026-06-04
    days on market $189,000 Active 132 DOM
11. 2026-06-03
    days on market $189,000 Active 131 DOM
12. 2026-06-02
    days on market $189,000 Active 130 DOM
13. 2026-06-01
    days on market $189,000 Active 129 DOM
14. 2026-05-31
    days on market $189,000 Active 128 DOM
15. 2026-01-24
    price $189,000 54-char remark

    Show marketing remark (54 chars)

    3 Bedrooms and 2 bathroom currently rented for 1800,00

16. 2026-01-24
    price $189,000 54-char remark

    Show marketing remark (54 chars)

    3 Bedrooms and 2 bathroom currently rented for 1800,00

17. 2026-01-23
    listed $150,000 New 54-char remark

    Show marketing remark (54 chars)

    3 Bedrooms and 2 bathroom currently rented for 1800,00

18. 2026-01-23
    listed $150,000 Active 54-char remark

    Show marketing remark (54 chars)

    3 Bedrooms and 2 bathroom currently rented for 1800,00

19. 2014-10-30
    price $24,500
20. 2012-06-28
    soldstatus $31,500 Sold
21. 2012-05-23
    historical
22. 2012-05-22
    price $31,500
23. 2012-05-10
    listed $24,500 New
24. 2012-04-06
    historical
25. 2012-01-07
    listed $85,000 New
26. 2005-03-30
    soldstatus $100,000

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,874
• − Mortgage interest: −$10,587
• − Property taxes: −$2,362
• − Insurance: −$945
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$1,884
• − Depreciation: −$5,498
• Taxable loss: −$4,582
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $-284/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Clarkston

• Score: 79/100
• State rank: #14
• US rank: #2067

Category grades

Amenities C- Commute A+ Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 27,781
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,781
• Household income: $52,278
• Rent vs Own: 74.9% rent · 25.1% own
• Severe rent burden: 1622.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 62% Asian 15% White 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Ukrainian 1% Italian 1% Slovak 1%
• Foreign-born: 43% · Philippines, Canada, India
• Languages at home: 43% English-only · Other Indo-European 8% Spanish 5% Other Asian/Pacific 5%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.94%
• Current HPI: 360.0584
• Rent YoY: ▲ 5.88%
• 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

+89.0% since first listed

12 events — show timeline

• 2026-01-24 Price Changed $189,000 GAMLS
• 2026-01-24 Price Changed $189,000 FMLS
• 2026-01-23 Listed $150,000 FMLS
• 2026-01-23 Listed $150,000 GAMLS
• 2014-10-30 Price Changed $24,500 GAMLS
• 2012-06-28 Sold (MLS) $31,500 GAMLS
• 2012-05-23 Listing Removed — GAMLS
• 2012-05-22 Price Changed $31,500 GAMLS
• 2012-05-10 Listed $24,500 GAMLS
• 2012-04-06 Listing Removed — GAMLS
• 2012-01-07 Listed $85,000 GAMLS
• 2005-03-30 Sold (Public Records) $100,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,362 · +0.6% YoY. Source: county tax records.