8943 Gatewood Cir · Riverdale, GA 30238

$164,900

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 69 Days on market

Built 1974 0.27 ac lot $160/sqft · 23% below area Est $215k · 23% 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 +5.5/10.0
• 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

Well maintained 3-bedroom ranch located in a quiet, well established neighborhood, ready for your personal touch. This home offers a comfortable layout with great potential for homeowners or investors. The level, low maintenance yard with a privacy fence provides the perfect space for relaxing or entertaining. Conveniently located near shopping, dining, and the airport, making everyday living and travel easy. Key updates include HVAC and furnace replaced in 2017, a 30-year roof installed in 2012, and a hot water heater from 2013. A solid opportunity you don't want to miss.

Key facts

• Level yard
• Low maintenance yard
• Privacy fence

Tags

• WELL MAINTAINED
• QUIET NEIGHBORHOOD
• LEVEL YARD
• LOW MAINTENANCE YARD
• PRIVACY FENCE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 25d 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 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 $5k 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 69 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 50% 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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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. 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: 1.05% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $215,456
• List price: $164,900
• Delta: -23.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8958 Sterling Ridge Ln	0.05mi	3/1.5	1,028 (-0%)	4mo	$180,000	$175	92
9046 Homewood Dr	0.45mi	3/2.0	1,056 (+2%)	1mo	$155,000	$147	74
151 Andover Dr	0.33mi	3/1.0	1,040 (+1%)	8mo	$199,900	$192	73
8890 Homewood Dr	0.25mi	3/2.0	1,028 (-0%)	20mo	$216,000	$210	71
9004 Cornell Dr	0.40mi	3/1.0	1,092 (+6%)	3mo	$117,900	$108	65
207 Kipling Way	0.38mi	3/1.5	1,056 (+2%)	16mo	$170,000	$161	63
166 Kipling Way	0.33mi	4/2.0 (+1)	1,035 (+0%)	23mo	$260,000	$251	60
80 Flint River Rd	0.48mi	3/2.0	1,066 (+3%)	18mo	$180,000	$169	57
8824 E Bourne	0.47mi	4/2.0 (+1)	1,130 (+10%)	10mo	$230,000	$204	49
8586 Taylor Rd	0.65mi	3/1.5	1,146 (+11%)	12mo	$190,000	$166	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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,473
• Equity at exit: $24,587

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $9,480
• Equity at exit: $14,258

Cash invested: $46,172 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 259
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$865
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $296

Break-even live

Break-even rent $1,351

Max offer price $164,900

Occupancy floor 78%

Sensitivity live

Price	-10% $390	-5% $343	+0% $296	+5% $250	+10% $203
Rent	-10% $160	-5% $228	+0% $296	+5% $365	+10% $433
Rate	-1.0pp $380	-0.5pp $338	base $296	+0.5pp $254	+1.0pp $210

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8970 Cornell Dr Jonesboro, GA	3.0	2.0	1040	$1,585	$1.52	44d	1	0.32mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	44d	1	0.46mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	25d	1	0.47mi
8837 Freedom Way Unit 8839 Jonesboro, GA	2.0	1.5	1275	$1,450	$1.14	3d	1	0.47mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	12d	1	0.52mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	12d	1	0.52mi
9170 Dorsey Rd Riverdale, GA	4.0	2.0	1358	$1,500	$1.10	13d	1	0.52mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	44d	1	0.52mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	44d	1	0.53mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	25d	1	0.60mi
240 Flint River Rd Jonesboro, GA	2.0–3.0	1.0–2.0	918	$1,695	$1.85	3d	67	0.62mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	13d	1	0.68mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	6d	1	0.69mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	25d	1	0.71mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	25d	1	0.72mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	44d	1	0.73mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.78mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	25d	1	0.80mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.95mi
8437 Pineland Dr Jonesboro, GA	2.0	1.5	1031	$1,300	$1.26	11d	1	0.97mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	25d	1	1.03mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	1.04mi
9602 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1404	$1,600	$1.14	44d	1	1.06mi
9430 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1320	$1,680	$1.27	6d	1	1.07mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	1.07mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	44d	1	1.08mi
9439 Sleepy Hollow Ln Jonesboro, GA	4.0	3.0	1500	$1,745	$1.16	25d	1	1.11mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	5d	1	1.12mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	5d	1	1.12mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	25d	1	1.13mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	16d	1	1.13mi
8268 Dunellen Ln Jonesboro, GA	4.0	2.0	1352	$1,805	$1.34	44d	1	1.18mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	16d	1	1.20mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,745	$1.25	20d	1	1.21mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,781	$1.32	44d	1	1.23mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	1.24mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	44d	1	1.24mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	1.25mi
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	19d	1	1.25mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	44d	1	1.28mi

Listing history 26 events

1. 2026-06-21
   statusdays on market $164,900 Active Under Contract 69 DOM
2. 2026-06-18
   days on market $164,900 Active 66 DOM
3. 2026-06-17
   days on market $164,900 Active 65 DOM
4. 2026-06-16
   days on market $164,900 Active 64 DOM
5. 2026-06-15
   days on market $164,900 Active 63 DOM
6. 2026-06-13
   pricedays on market $164,900 Active 61 DOM
7. 2026-06-09
   days on market $169,900 Active 57 DOM
8. 2026-06-08
   days on market $169,900 Active 56 DOM
9. 2026-06-07
   days on market $169,900 Active 55 DOM
10. 2026-06-04
    days on market $169,900 Active 52 DOM
11. 2026-06-03
    days on market $169,900 Active 51 DOM
12. 2026-06-02
    days on market $169,900 Active 50 DOM
13. 2026-06-01
    days on market $169,900 Active 49 DOM
14. 2026-05-31
    days on market $169,900 Active 48 DOM
15. 2026-04-10
    listed $180,000 New 579-char remark

    Show marketing remark (585 chars)

    Well maintained 3-bedroom ranch located in a quiet, well established neighborhood, ready for your personal touch. This home offers a comfortable layout with great potential for homeowners or investors. The level, low maintenance yard with a privacy fence provides the perfect space for relaxing or entertaining. Conveniently located near shopping, dining, and the airport, making everyday living and travel easy. Key updates include HVAC and furnace replaced in 2017, a 30-year roof installed in 2012, and a hot water heater from 2013. A solid opportunity you don’t want to miss.

16. 2026-04-10
    listed $180,000 Active 585-char remark

    Show marketing remark (585 chars)

    Well maintained 3-bedroom ranch located in a quiet, well established neighborhood, ready for your personal touch. This home offers a comfortable layout with great potential for homeowners or investors. The level, low maintenance yard with a privacy fence provides the perfect space for relaxing or entertaining. Conveniently located near shopping, dining, and the airport, making everyday living and travel easy. Key updates include HVAC and furnace replaced in 2017, a 30-year roof installed in 2012, and a hot water heater from 2013. A solid opportunity you don’t want to miss.

17. 2020-01-29
    soldstatus $110,000
18. 2020-01-28
    soldstatus $110,000 Closed
19. 2020-01-28
    soldstatus $110,000 Sold
20. 2019-12-18
    status Pending
21. 2019-12-13
    historical Active Under Contract
22. 2019-12-11
    status Under Contract
23. 2019-12-11
    status Pending
24. 2019-12-05
    listed $110,000 Active
25. 2019-12-05
    listed $110,000 New
26. 1980-03-25
    soldstatus $39,900

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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: $20,715
• − Mortgage interest: −$9,237
• − Property taxes: −$1,605
• − Insurance: −$824
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,797
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,333/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

+351.1% since first listed

12 events — show timeline

• 2026-04-10 Listed $180,000 FMLS
• 2026-04-10 Listed $180,000 GAMLS
• 2020-01-29 Sold (Public Records) $110,000 Public Records
• 2020-01-28 Sold (MLS) $110,000 GAMLS
• 2020-01-28 Sold (MLS) $110,000 FMLS
• 2019-12-18 Pending — FMLS
• 2019-12-13 Contingent — FMLS
• 2019-12-11 Pending — GAMLS
• 2019-12-11 Pending — FMLS
• 2019-12-05 Listed $110,000 GAMLS
• 2019-12-05 Listed $110,000 FMLS
• 1980-03-25 Sold (Public Records) $39,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,605 · -9.8% YoY. Source: county tax records.