8521 Cedar Creek Rdg · Riverdale, GA 30274

$149,900

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 14 Days on market

Built 1988 0.30 ac lot Est $249k · 40% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +7.1/10.0
• 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

Investor Special- Prime Riverdale Opportunity! This fixer-upper is surrounded by quality renovations and has a great layout ready for transformation. Fix and flip or renovate and rent. Please view the property prior to submitting an offer- Seller will only entertain cash or hard money financing.

Key facts

• Great layout
• Quality renovations
• 0.3 acre lot

Tags

• QUALITY RENOVATIONS
• GREAT LAYOUT

Property features AI

Exterior

• Parking: Driveway and garage; One garage space; Space for four total vehicles; Open parking available
• Utilities: Public water; Public sewer; 220 volt electric service; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: One-level home; Resale property
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Paved road access on a city street; Near public transport, schools, and shopping

Interior

• Kitchen: Disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Concrete flooring; Hardwood flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: none listed
• Heating & cooling: Central heating; Electric heating; Electric cooling
• Interior features: One fireplace located in the family room; Other interior features; No common walls
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• 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, amenities F, commute 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.
• Zoned schools: Pointe South Elementary School (math 5% / reading 17%, grade F, #1,071 of 1,228 statewide, top 88%, 531 students, 90% FRL); Pointe South Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 760 students, 90% FRL); Riverdale High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,333 students, 90% FRL).
• Market conditions: Rents rising (+1.3%/yr); 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 42% 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $128k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $248,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8521 Cedar Creek Rdg	0.00mi	3/2.0	1,776 (0%)	1mo	$128,000	$72	99
530 Wexwood Dr	0.31mi	3/2.5	1,751 (-1%)	5mo	$245,000	$140	77
8455 Cedar Creek Rdg	0.17mi	3/2.0	1,575 (-11%)	2mo	$205,000	$130	72
8601 Cedar Creek Rdg	0.14mi	3/2.0	1,555 (-12%)	2mo	$209,900	$135	71
638 Wellington Way	0.55mi	3/2.0	1,692 (-5%)	1mo	$65,000	$38	66
391 Park Ridge Cir	0.70mi	3/2.0	1,782 (+0%)	3mo	$282,000	$158	64
339 Park Ridge Cir	0.74mi	3/2.0	1,782 (+0%)	3mo	$250,000	$140	62
274 Park Ridge Ct	0.56mi	3/2.0	1,535 (-14%)	3mo	$165,000	$107	49
690 Trailwood Dr	0.75mi	4/3.0 (+1)	1,839 (+4%)	3mo	$271,350	$148	48
8896 Wellston Ct	0.71mi	4/2.0 (+1)	1,616 (-9%)	2mo	$261,000	$162	45
408 Park Ridge Cir	0.65mi	3/2.0	1,525 (-14%)	4mo	$237,500	$156	43
8423 Avalon Dr	0.71mi	4/3.5 (+1)	1,600 (-10%)	0mo	$225,000	$141	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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-10,192
• Equity at exit: $22,351

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,421
• Equity at exit: $12,961

Cash invested: $41,972 (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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 189
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$786
• Tax from tax record: −$313 /mo · $3,756/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $267

Break-even live

Break-even rent $1,470

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $352	-5% $310	+0% $267	+5% $225	+10% $183
Rent	-10% $125	-5% $196	+0% $267	+5% $339	+10% $410
Rate	-1.0pp $343	-0.5pp $306	base $267	+0.5pp $229	+1.0pp $189

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	6d	1	0.14mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.17mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.18mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	5d	1	0.23mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.23mi
8620 Guthrie Dr Riverdale, GA	4.0	2.5	2498	$2,406	$0.96	6d	1	0.24mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.24mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	25d	1	0.26mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,628	$1.06	0d	1	0.30mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,643	$1.07	0d	1	0.31mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.32mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	23d	1	0.32mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,828	$1.19	0d	1	0.34mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.34mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,738	$1.14	0d	1	0.34mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	5d	1	0.43mi
407 Churchill Ct Jonesboro, GA	3.0	2.5	1662	$1,800	$1.08	0d	1	0.46mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	25d	1	0.48mi
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	6d	1	0.54mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.57mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	23d	1	0.59mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	44d	1	0.60mi
8837 Wesley Pl Jonesboro, GA	4.0	2.0	1899	$2,041	$1.07	44d	1	0.61mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	25d	1	0.69mi
678 Sterling Ct Riverdale, GA	4.0	3.0	2608	$1,750	$0.67	6d	1	0.69mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	13d	1	0.70mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	5d	1	0.70mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	20d	1	0.70mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	0.73mi
779 Edenton Ct Jonesboro, GA	3.0	2.5	2165	$1,700	$0.79	20d	1	0.73mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	0.74mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.74mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.74mi
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	6d	1	0.76mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	0.76mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	0.77mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	0.79mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	0.81mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	0.91mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,935	$1.35	0d	1	0.94mi

Listing history 9 events

1. 2026-05-14
   soldstatus $128,000 Sold 296-char remark

   Show marketing remark (296 chars)

   Investor Special- Prime Riverdale Opportunity! This fixer-upper is surrounded by quality renovations and has a great layout ready for transformation. Fix and flip or renovate and rent. Please view the property prior to submitting an offer- Seller will only entertain cash or hard money financing.

2. 2026-05-01
   status Pending
3. 2026-04-24
   status Under Contract 296-char remark

   Show marketing remark (296 chars)

   Investor Special- Prime Riverdale Opportunity! This fixer-upper is surrounded by quality renovations and has a great layout ready for transformation. Fix and flip or renovate and rent. Please view the property prior to submitting an offer- Seller will only entertain cash or hard money financing.

4. 2026-04-24
   historical Active Under Contract

   Show marketing remark (296 chars)

   Investor Special- Prime Riverdale Opportunity! This fixer-upper is surrounded by quality renovations and has a great layout ready for transformation. Fix and flip or renovate and rent. Please view the property prior to submitting an offer- Seller will only entertain cash or hard money financing.

5. 2026-04-16
   listed $149,900 New 296-char remark

   Show marketing remark (296 chars)

   Investor Special- Prime Riverdale Opportunity! This fixer-upper is surrounded by quality renovations and has a great layout ready for transformation. Fix and flip or renovate and rent. Please view the property prior to submitting an offer- Seller will only entertain cash or hard money financing.

6. 2026-04-16
   listed $149,900 Active

   Show marketing remark (296 chars)

   Investor Special- Prime Riverdale Opportunity! This fixer-upper is surrounded by quality renovations and has a great layout ready for transformation. Fix and flip or renovate and rent. Please view the property prior to submitting an offer- Seller will only entertain cash or hard money financing.

7. 2000-01-14
   soldstatus $96,500
8. 1994-08-16
   soldstatus $85,900
9. 1992-01-27
   soldstatus $73,165

ⓘ 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: $3,756 · $313/mo
• Projected year-2 tax: $3,756 · $313/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 5/10 Major 7 d/yr ≥105°F today · 17 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: $21,707
• − Mortgage interest: −$8,397
• − Property taxes: −$3,756
• − Insurance: −$750
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,361
• Taxable income: $971
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,977/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

+74.9% since first listed

9 events — show timeline

• 2026-05-14 Sold (MLS) $128,000 GAMLS
• 2026-05-01 Pending — FMLS
• 2026-04-24 Pending — GAMLS
• 2026-04-24 Contingent — FMLS
• 2026-04-16 Listed $149,900 FMLS
• 2026-04-16 Listed $149,900 GAMLS
• 2000-01-14 Sold (Public Records) $96,500 Public Records
• 1994-08-16 Sold (Public Records) $85,900 Public Records
• 1992-01-27 Sold (Public Records) $73,165 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,756 · -8.0% YoY. Source: county tax records.