8586 Creekwood Way · Riverdale, GA 30238

$129,777

3 bd · 2.0 ba · 1,514 sqft · Condo public records · 182 Days on market

Built 1974 $86/sqft · 17% below area Est $156k · 17% under $278/mo HOA · 16% 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 +23.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +7.6/10.0
• 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

Welcome home to 8586 Creekwood, a well-maintained and move-in-ready condo offering a bright, open layout and modern finishes throughout. The spacious living area features durable wood-style flooring, neutral paint tones, and plenty of natural light, creating a warm and inviting space perfect for relaxing or entertaining. The open sightlines flow seamlessly into the dining area and kitchen, while the staircase adds architectural interest and a functional layout ideal for everyday living. The updated kitchen is equipped with white cabinetry, granite countertops, stainless steel appliances, and a clean tile backsplash, offering both style and functionality. Upstairs, the bedrooms are generously sized with ample closet space and ceiling fans for added comfort. The bathrooms feature updated vanities, modern lighting, and a sleek walk-in shower surround. A dedicated laundry area adds convenience, while the private rear patio provides a quiet outdoor retreat. This condo is a great opportunity for homeowners or investors seeking low-maintenance living in a comfortable, thoughtfully updated space.

Key facts

• Natural light
• Open layout
• Modern finishes

Tags

• OPEN LAYOUT
• MODERN FINISHES
• WOOD-STYLE FLOORING
• NATURAL LIGHT
• UPDATED KITCHEN
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% 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 $897 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 182 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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.

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 $114,203 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 6.0

CMA / ARV

• ARV (median comp): $155,551
• List price: $129,777
• Delta: -16.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-7,040
• Equity at exit: $19,350

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $7,828
• Equity at exit: $11,221

Cash invested: $36,338 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$681
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$54
• HOA: −$278
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $243

Break-even live

Break-even rent $1,486

Max offer price $129,777

Occupancy floor 81%

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: $32,444
• Closing costs: $3,893
• 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	5d	1	0.03mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	12d	1	0.17mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	43d	1	0.19mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	12d	1	0.19mi
779 Edenton Ct Jonesboro, GA	3.0	2.5	2165	$1,700	$0.79	19d	1	0.32mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	43d	1	0.41mi
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	5d	1	0.43mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,531	$1.32	43d	1	0.45mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,937	$1.67	24d	1	0.45mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	0.46mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	24d	1	0.48mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	0.48mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	5d	1	0.49mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	24d	1	0.49mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	24d	1	0.51mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	5d	6	0.51mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	43d	1	0.51mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	43d	1	0.51mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.54mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.57mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	24d	1	0.57mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	43d	1	0.58mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	19d	1	0.61mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	22d	1	0.66mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.72mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	0.78mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	43d	1	0.78mi
8983 Habersham Dr Jonesboro, GA	4.0	2.0	1770	$1,910	$1.08	44d	1	0.79mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	0.79mi
1124 Cliftwood Dr Riverdale, GA	4.0	3.0	1845	$2,165	$1.17	22d	1	0.79mi
1132 Cliftwood Dr Riverdale, GA	3.0	2.5	1616	$2,200	$1.36	43d	1	0.81mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	4d	1	0.83mi
8243 Creekridge Cir Riverdale, GA	4.0	2.0	1950	$2,300	$1.18	43d	1	0.83mi
8837 Wesley Pl Jonesboro, GA	4.0	2.0	1899	$2,041	$1.07	43d	1	0.88mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	43d	1	0.89mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.90mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	0.90mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.96mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	5d	1	1.01mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	43d	1	1.04mi

HOA detail condo

• Monthly dues: $278 · $3,336/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $129,777 Active 182 DOM
2. 2026-06-17
   days on market $129,777 Active 181 DOM
3. 2026-06-16
   days on market $129,777 Active 180 DOM
4. 2026-06-15
   days on market $129,777 Active 179 DOM
5. 2026-06-13
   days on market $129,777 Active 177 DOM
6. 2026-06-09
   days on market $129,777 Active 173 DOM
7. 2026-06-08
   days on market $129,777 Active 172 DOM
8. 2026-06-07
   days on market $129,777 Active 171 DOM
9. 2026-06-04
   days on market $129,777 Active 168 DOM
10. 2026-06-03
    days on market $129,777 Active 167 DOM
11. 2026-06-02
    days on market $129,777 Active 166 DOM
12. 2026-06-01
    days on market $129,777 Active 165 DOM
13. 2026-05-31
    days on market $129,777 Active 164 DOM
14. 2025-12-18
    listed $129,777 New 1108-char remark

    Show marketing remark (1105 chars)

    Welcome home to 8586 Creekwood, a well-maintained and move-in-ready condo offering a bright, open layout and modern finishes throughout. The spacious living area features durable wood-style flooring, neutral paint tones, and plenty of natural light, creating a warm and inviting space perfect for relaxing or entertaining. The open sightlines flow seamlessly into the dining area and kitchen, while the staircase adds architectural interest and a functional layout ideal for everyday living. The updated kitchen is equipped with white cabinetry, granite countertops, stainless steel appliances, and a clean tile backsplash, offering both style and functionality. Upstairs, the bedrooms are generously sized with ample closet space and ceiling fans for added comfort. The bathrooms feature updated vanities, modern lighting, and a sleek walk-in shower surround. A dedicated laundry area adds convenience, while the private rear patio provides a quiet outdoor retreat. This condo is a great opportunity for homeowners or investors seeking low-maintenance living in a comfortable, thoughtfully updated space.

15. 2025-12-18
    listed $129,777 Active 1105-char remark

    Show marketing remark (1105 chars)

    Welcome home to 8586 Creekwood, a well-maintained and move-in-ready condo offering a bright, open layout and modern finishes throughout. The spacious living area features durable wood-style flooring, neutral paint tones, and plenty of natural light, creating a warm and inviting space perfect for relaxing or entertaining. The open sightlines flow seamlessly into the dining area and kitchen, while the staircase adds architectural interest and a functional layout ideal for everyday living. The updated kitchen is equipped with white cabinetry, granite countertops, stainless steel appliances, and a clean tile backsplash, offering both style and functionality. Upstairs, the bedrooms are generously sized with ample closet space and ceiling fans for added comfort. The bathrooms feature updated vanities, modern lighting, and a sleek walk-in shower surround. A dedicated laundry area adds convenience, while the private rear patio provides a quiet outdoor retreat. This condo is a great opportunity for homeowners or investors seeking low-maintenance living in a comfortable, thoughtfully updated space.

16. 2025-12-15
    historical $1,400
17. 2025-09-23
    listed $1,400
18. 2025-06-11
    historical $1,585
19. 2025-05-07
    listed $1,585
20. 2025-05-01
    historical $1,685
21. 2025-03-08
    price $1,685
22. 2025-02-12
    listed $1,785
23. 2024-11-27
    soldstatus $123,000
24. 2024-11-24
    soldstatus $85,000 Sold
25. 2024-11-23
    status Under Contract
26. 2024-11-23
    status Pending
27. 2024-11-21
    soldstatus $85,000 Closed
28. 2024-09-16
    price $135,000
29. 2024-09-16
    price $135,000
30. 2024-08-31
    status Back On Market
31. 2024-08-31
    status Active
32. 2024-08-22
    historical Active Under Contract
33. 2024-08-22
    status Under Contract
34. 2024-08-19
    status Pending
35. 2024-08-14
    listed $150,000 New
36. 2024-08-13
    listed $150,000 Active
37. 1980-06-30
    soldstatus $37,000

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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: $21,519
• − Mortgage interest: −$7,270
• − Property taxes: −$1,933
• − Insurance: −$649
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$3,336
• − Depreciation: −$3,775
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,648/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

+250.7% since first listed

24 events — show timeline

• 2025-12-18 Listed $129,777 FMLS
• 2025-12-18 Listed $129,777 GAMLS
• 2025-12-15 Rental Removed $1,400 APPFOLIO
• 2025-09-23 Listed for Rent $1,400 APPFOLIO
• 2025-06-11 Rental Removed $1,585 SHOWMOJO
• 2025-05-07 Listed for Rent $1,585 SHOWMOJO
• 2025-05-01 Rental Removed $1,685 SHOWMOJO
• 2025-03-08 Price Changed $1,685 SHOWMOJO
• 2025-02-12 Listed for Rent $1,785 SHOWMOJO
• 2024-11-27 Sold (Public Records) $123,000 Public Records
• 2024-11-24 Sold (MLS) $85,000 GAMLS
• 2024-11-23 Pending — GAMLS
• 2024-11-23 Pending — FMLS
• 2024-11-21 Sold (MLS) $85,000 FMLS
• 2024-09-16 Price Changed $135,000 FMLS
• 2024-09-16 Price Changed $135,000 GAMLS
• 2024-08-31 Relisted — GAMLS
• 2024-08-31 Relisted — FMLS
• 2024-08-22 Contingent — FMLS
• 2024-08-22 Pending — GAMLS
• 2024-08-19 Pending — FMLS
• 2024-08-14 Listed $150,000 GAMLS
• 2024-08-13 Listed $150,000 FMLS
• 1980-06-30 Sold (Public Records) $37,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,933 · +217.6% YoY. Source: county tax records.