260 Country Club Dr · Riverdale, GA 30238

$120,000

3 bd · 3.0 ba · 1,400 sqft · Townhouse public records · 68 Days on market

Built 1974 $86/sqft · 9% below area Est $141k · 15% under $325/mo HOA · 18% of rent

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• 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

Spacious townhouse located in a quiet and friendly community in Jonesboro. This end unit has three bedrooms, two bathrooms upstairs and half bath on main level. The cozy living room with fireplace bonus with large sunroom on the back.

Key facts

• $325 HOA
• Built 1974
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $830 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 68 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $18k; list at $120k implies a 570% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.54% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 5.4

CMA / ARV

• ARV (median comp): $141,212
• List price: $120,000
• Delta: -15.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Country Club Dr	0.05mi	3/2.5	1,396 (-0%)	3mo	$120,000	$86	93
299 Country Club Dr	0.06mi	3/2.5	1,393 (-0%)	4mo	$129,744	$93	91
233 Country Club Dr	0.05mi	3/2.5	1,392 (-1%)	15mo	$130,000	$93	82
244 Country Club Dr	0.04mi	3/2.5	1,440 (+3%)	18mo	$157,000	$109	76
524 Country Greens Dr	0.07mi	3/2.5	1,440 (+3%)	23mo	$179,899	$125	70
9410 Cypress Ln	0.25mi	3/2.0	1,414 (+1%)	23mo	$198,687	$141	63
237 Country Club Dr	0.05mi	2/1.5 (-1)	1,204 (-14%)	6mo	$121,900	$101	58

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,425
• Equity at exit: $17,892

10-year hold

• IRR: 6.6%
• Equity multiple: 1.47×
• Total profit: $15,723
• Equity at exit: $10,375

Cash invested: $33,600 (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: 259
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$629
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$50
• HOA: −$325
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $291

Break-even live

Break-even rent $1,476

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $359	-5% $325	+0% $291	+5% $257	+10% $223
Rent	-10% $145	-5% $218	+0% $291	+5% $364	+10% $436
Rate	-1.0pp $351	-0.5pp $321	base $291	+0.5pp $260	+1.0pp $228

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	25d	1	0.10mi
191 Marsh Glen Dr Jonesboro, GA	4.0	3.0	1550	$2,131	$1.37	5d	1	0.16mi
9430 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1320	$1,680	$1.27	6d	1	0.19mi
9439 Sleepy Hollow Ln Jonesboro, GA	4.0	3.0	1500	$1,745	$1.16	25d	1	0.22mi
9471 Bogey Ct Jonesboro, GA	3.0	2.5	1560	$2,103	$1.35	0d	1	0.23mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	25d	1	0.23mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	16d	1	0.25mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	25d	1	0.25mi
9602 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1404	$1,600	$1.14	45d	1	0.31mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	0d	1	0.35mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	45d	1	0.36mi
9245 Club View Trce Riverdale, GA	3.0	2.0	1588	$1,861	$1.17	4d	1	0.36mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	25d	1	0.39mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	45d	1	0.39mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	14d	1	0.39mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	45d	1	0.40mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	45d	1	0.41mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	25d	1	0.43mi
105 Inverness Trce Riverdale, GA	3.0	2.5	1500	$1,790	$1.19	0d	1	0.43mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,731	$1.28	0d	1	0.44mi
505 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,655	$1.18	25d	1	0.49mi
9170 Dorsey Rd Riverdale, GA	4.0	2.0	1358	$1,500	$1.10	14d	1	0.51mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	12d	1	0.51mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	12d	1	0.51mi
9375 Woodknoll Way Jonesboro, GA	3.0	2.0	1558	$1,841	$1.18	45d	1	0.54mi
566 Brookfield Way Jonesboro, GA	3.0	2.0	1432	$1,500	$1.05	45d	1	0.62mi
161 Sterling Ridge Dr Riverdale, GA	4.0	2.0	1686	$1,495	$0.89	25d	1	0.63mi
9700 Pintail Trl Jonesboro, GA	3.0	2.5	1529	$1,900	$1.24	25d	1	0.64mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	25d	1	0.80mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	6d	1	0.86mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	45d	1	0.89mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	0.90mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,400	$1.08	0d	1	0.90mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	45d	1	0.97mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	45d	1	0.99mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.99mi
8970 Cornell Dr Jonesboro, GA	3.0	2.0	1040	$1,585	$1.52	45d	1	1.05mi
407 Churchill Ct Jonesboro, GA	3.0	2.5	1662	$1,800	$1.08	0d	1	1.09mi
312 Stillwood Ct Jonesboro, GA	4.0	3.0	1598	$2,800	$1.75	45d	1	1.10mi
8774 Channing Dr Jonesboro, GA	4.0	2.0	1650	$1,499	$0.91	18d	1	1.21mi

HOA detail

• Monthly dues: $325 · $3,900/yr

Listing history 34 events

1. 2026-06-21
   days on market $120,000 Active 68 DOM
2. 2026-06-18
   days on market $120,000 Active 65 DOM
3. 2026-06-17
   days on market $120,000 Active 64 DOM
4. 2026-06-16
   days on market $120,000 Active 63 DOM
5. 2026-06-15
   days on market $120,000 Active 62 DOM
6. 2026-06-13
   days on market $120,000 Active 60 DOM
7. 2026-06-09
   days on market $120,000 Active 56 DOM
8. 2026-06-08
   days on market $120,000 Active 55 DOM
9. 2026-06-07
   days on market $120,000 Active 54 DOM
10. 2026-06-04
    days on market $120,000 Active 51 DOM
11. 2026-06-03
    days on market $120,000 Active 50 DOM
12. 2026-06-02
    days on market $120,000 Active 49 DOM
13. 2026-06-01
    days on market $120,000 Active 48 DOM
14. 2026-05-31
    days on market $120,000 Active 47 DOM
15. 2026-04-14
    listed $120,000 Active 234-char remark

    Show marketing remark (234 chars)

    Spacious townhouse located in a quiet and friendly community in Jonesboro. This end unit has three bedrooms, two bathrooms upstairs and half bath on main level. The cozy living room with fireplace bonus with large sunroom on the back.

16. 2024-11-30
    historical
17. 2024-10-31
    price $145,000
18. 2024-10-02
    price $155,000
19. 2024-09-03
    listed $168,000 Active
20. 2013-05-07
    price $17,900
21. 2013-04-15
    soldstatus $17,900 Sold
22. 2013-03-22
    status Under Contract
23. 2013-03-22
    price $19,000
24. 2013-03-19
    status Back On Market
25. 2013-03-13
    status Under Contract
26. 2013-03-05
    status Back On Market
27. 2013-02-16
    status Under Contract
28. 2013-02-01
    historical
29. 2013-01-29
    status Back On Market
30. 2013-01-22
    historical
31. 2013-01-10
    listed $19,000 New
32. 2006-11-13
    soldstatus $77,400
33. 1994-10-27
    soldstatus $57,200
34. 1979-06-21
    soldstatus $33,900

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $1,941 · $162/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 ≥105°F today · 19 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: $22,128
• − Mortgage interest: −$6,722
• − Property taxes: −$1,941
• − Insurance: −$600
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$3,900
• − Depreciation: −$3,491
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,024/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

+254.0% since first listed

20 events — show timeline

• 2026-04-14 Listed $120,000 FMLS
• 2024-11-30 Listing Removed — FMLS
• 2024-10-31 Price Changed $145,000 FMLS
• 2024-10-02 Price Changed $155,000 FMLS
• 2024-09-03 Listed $168,000 FMLS
• 2013-05-07 Price Changed $17,900 GAMLS
• 2013-04-15 Sold (MLS) $17,900 GAMLS
• 2013-03-22 Pending — GAMLS
• 2013-03-22 Price Changed $19,000 GAMLS
• 2013-03-19 Relisted — GAMLS
• 2013-03-13 Pending — GAMLS
• 2013-03-05 Relisted — GAMLS
• 2013-02-16 Pending — GAMLS
• 2013-02-01 Listing Removed — GAMLS
• 2013-01-29 Relisted — GAMLS
• 2013-01-22 Listing Removed — GAMLS
• 2013-01-10 Listed $19,000 GAMLS
• 2006-11-13 Sold (Public Records) $77,400 Public Records
• 1994-10-27 Sold (Public Records) $57,200 Public Records
• 1979-06-21 Sold (Public Records) $33,900 Public Records

Property tax history

+4.6%/yr

Latest (2024): $1,941 · +8.1% YoY. Source: county tax records.