8596 Creekwood Way · Jonesboro, GA 30238

$123,800

3 bd · 2.0 ba · 1,344 sqft · Townhouse public records · 1 Days on market

Built 1974 Est $212k · 42% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1.5-bath two-story townhome located in Parkvilla Condominiums. Previously utilized as a rental, this property features an open kitchen with abundant cabinet space, along with separate dining and living areas that provide a functional layout for residents. Improvements include a newer water heater and HVAC system for added confidence in the major components. An excellent opportunity for buyers seeking an income-producing property or as a starter home. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. SELLER FINANCING AVAILABLE WITH 20% DOWN PAYMENT.

Key facts

• Newer water heater
• Open kitchen
• Newer hvac system

Tags

• OPEN KITCHEN
• ABUNDANT CABINET SPACE
• SEPARATE DINING AREAS
• SEPARATE LIVING AREAS
• NEWER WATER HEATER
• NEWER HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $124k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Cap rate 11.5% vs local median 5.0% in Jonesboro — 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 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, schools 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 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 $856 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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 $38k; list at $124k implies a 226% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,800

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $212,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8588 Creekwood Way	0.02mi	3/1.5	1,344 (0%)	4mo	$94,000	$70	94
8598 Creekwood Way	0.00mi	3/1.5	1,344 (0%)	14mo	$115,000	$86	87
922 Lakewood Ln	0.14mi	3/1.5	1,344 (0%)	13mo	$115,000	$86	80
8560 Creekwood Way	0.05mi	4/1.5 (+1)	1,423 (+6%)	3mo	$100,000	$70	78
8642 Lakeview Cmns Lot 36	0.45mi	3/2.5	1,510 (+12%)	13mo	$245,000	$162	46
8662 Thomas Rd	0.58mi	3/2.5	1,530 (+14%)	2mo	$195,000	$127	46
8660 Lakeview Cmns Lot 39	0.45mi	3/2.5	1,510 (+12%)	13mo	$245,900	$163	46
8678 Lakeview Cmns Lot 42	0.46mi	3/2.5	1,510 (+12%)	14mo	$245,000	$162	45
8708 Lakeview Cmns Lot 47	0.47mi	3/2.5	1,510 (+12%)	13mo	$245,900	$163	45
8726 Lakeview Cmns Lot 50	0.47mi	3/2.5	1,510 (+12%)	13mo	$245,900	$163	44
711 Redland Dr	0.27mi	2/2.5 (-1)	1,160 (-14%)	17mo	$183,000	$158	43
8628 Thomas Rd	0.57mi	3/2.5	1,530 (+14%)	13mo	$180,000	$118	38

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $12,708
• Equity at exit: $18,459

10-year hold

• IRR: 17.8%
• Equity multiple: 2.41×
• Total profit: $48,843
• Equity at exit: $10,704

Cash invested: $34,664 (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: $1,732 high
• Mortgage (P&I): −$649
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $540

Break-even live

Break-even rent $1,049

Max offer price $123,800

Occupancy floor 64%

Sensitivity live

Price	-10% $610	-5% $575	+0% $540	+5% $505	+10% $470
Rent	-10% $403	-5% $471	+0% $540	+5% $608	+10% $677
Rate	-1.0pp $602	-0.5pp $571	base $540	+0.5pp $508	+1.0pp $475

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: $30,950
• Closing costs: $3,714
• 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
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	22d	1	0.17mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	13d	1	0.17mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	13d	1	0.17mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.19mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.19mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	44d	1	0.41mi
1022 Brandon Hill Way Jonesboro, GA	3.0	2.0	1022	$1,615	$1.58	24d	1	0.42mi
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	$1,937	$1.67	24d	1	0.45mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,531	$1.32	44d	1	0.45mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	44d	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	2.0	2.0	1175	$1,545	$1.31	44d	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
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.51mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.54mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	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	44d	1	0.58mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.61mi
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	44d	1	0.78mi
8983 Habersham Dr Jonesboro, GA	4.0	2.0	1770	$1,910	$1.08	45d	1	0.79mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	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	44d	1	0.81mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	44d	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	44d	1	1.04mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	44d	1	1.04mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	1.05mi

Listing history 2 events

1. 2026-06-10
   remarks 630-char remark
2. 2026-06-10
   listed $123,800 Active 1 DOM

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,533 · $128/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: $20,786
• − Mortgage interest: −$6,935
• − Property taxes: −$1,533
• − Insurance: −$619
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$3,601
• Taxable income: $4,772
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $5,333/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 — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 93,280
• 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

+249.7% since first listed

44 events — show timeline

• 2026-06-09 Listed $123,800 ForSaleByOwner.com
• 2025-08-31 Listing Removed — GAMLS
• 2025-07-01 Listed $115,000 GAMLS
• 2025-06-18 Listing Removed — GAMLS
• 2025-06-16 Listing Removed — FMLS
• 2025-01-06 Price Changed $118,000 FMLS
• 2025-01-06 Price Changed $118,000 GAMLS
• 2024-12-27 Price Changed $126,000 FMLS
• 2024-11-27 Price Changed $126,000 GAMLS
• 2024-10-29 Price Changed $129,000 GAMLS
• 2024-10-28 Listed $129,000 FMLS
• 2024-10-28 Listed $132,000 GAMLS
• 2018-02-23 Sold (Public Records) $38,000 Public Records
• 2017-10-08 Listing Removed — GAMLS
• 2017-10-04 Price Changed $49,000 GAMLS
• 2017-08-05 Price Changed $52,400 GAMLS
• 2017-07-07 Listed $52,500 GAMLS
• 2017-07-01 Listing Removed — GAMLS
• 2017-06-14 Price Changed $53,500 GAMLS
• 2017-05-03 Listed $55,000 GAMLS
• 2015-03-31 Price Changed $39,000 GAMLS
• 2015-03-24 Sold (Public Records) $39,000 Public Records
• 2015-03-12 Sold (MLS) $39,000 GAMLS
• 2015-03-03 Pending — GAMLS
• 2015-02-25 Price Changed $42,500 GAMLS
• 2015-01-19 Price Changed $42,500 GAMLS
• 2014-12-20 Price Changed $45,000 GAMLS
• 2014-12-17 Price Changed $46,000 GAMLS
• 2014-12-16 Price Changed $47,000 GAMLS
• 2014-12-16 Price Changed $46,000 GAMLS
• 2014-12-04 Price Changed $48,000 GAMLS
• 2014-09-25 Listing Removed — GAMLS
• 2014-09-25 Listed $50,000 GAMLS
• 2014-09-24 Listed $50,000 GAMLS
• 2014-08-22 Sold (Public Records) $40,000 Public Records
• 2010-10-02 Price Changed $9,500 GAMLS
• 2010-09-01 Price Changed $11,300 GAMLS
• 2010-06-11 Price Changed $14,155 GAMLS
• 2010-05-25 Price Changed $14,900 GAMLS
• 2010-03-16 Price Changed $17,900 GAMLS
• 2005-12-13 Sold (Public Records) $65,400 Public Records
• 2005-09-27 Sold (Public Records) $44,500 Public Records
• 1998-01-12 Sold (Public Records) $47,500 Public Records
• 1980-04-30 Sold (Public Records) $35,400 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,533 · +0.9% YoY. Source: county tax records.