770 Jamestown Xing · Riverdale, GA 30238

$167,000

2 bd · 3.0 ba · 1,160 sqft · Townhouse public records · 47 Days on market

Built 1985 $144/sqft · 10% above area Est $152k · 10% over

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Why this score? — see what drove the D 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 +17.1/30.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• ARV discount +3.1/15.0
• 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

Looking for the perfect home to live and entertain or an investment opportunity? Look no further! With NO HOA and NO rent restrictions. Recently renovated 2 Bathroom, 2 1/2 Bath townhome, end unit with a nice floor plan. A well-designed spacious kitchen features a large breakfast bar or peninsula with seating on both sides, making it useful as extra food prep space and tele-working. Separate dining and living rooms with an open concept feel. New cabinets, granite countertops, new bathroom, new vanities, new bathtub, new high quality LVP flooring, new stainless-steel appliances, modern light fixtures and ceiling fans. It has a fireplace, patio and a large deck, and attached storage and utilities rooms. The range is electric, but there is also a connection for a gas range. This place has everything. Don't miss this opportunity. Preferred closer RS Johnson Legal PC. The listing agent is related to the seller.

Key facts

• New bathroom
• Large breakfast bar
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• LARGE BREAKFAST BAR
• NEW CABINETS
• GRANITE COUNTERTOPS
• NEW BATHROOM
• NEW VANITIES

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $167k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (5.8% below list).
• Recommended offer: $157k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.5% in Riverdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 30% 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 47 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $167k implies a 114% 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 $157,331 (5.8% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $152,170
• List price: $167,000
• Delta: 9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Jamestown Xing	0.06mi	2/2.5	1,120 (-3%)	13mo	$201,667	$180	78
711 Redland Dr	0.13mi	2/2.5	1,160 (0%)	17mo	$183,000	$158	77
8578 Jamestown Way	0.08mi	2/2.5	1,120 (-3%)	21mo	$185,000	$165	72

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-21,218
• Equity at exit: $24,900

10-year hold

• IRR: -5.1%
• Equity multiple: 0.68×
• Total profit: $-14,967
• Equity at exit: $14,439

Cash invested: $46,760 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$876
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $115

Break-even live

Break-even rent $1,428

Max offer price $167,000

Occupancy floor 88%

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: $41,750
• Closing costs: $5,010
• 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	0.13mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	12d	1	0.13mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	43d	1	0.13mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	22d	1	0.16mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	12d	1	0.16mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	43d	1	0.28mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	0.36mi
1022 Brandon Hill Way Jonesboro, GA	3.0	2.0	1022	$1,615	$1.58	24d	1	0.50mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,937	$1.67	24d	1	0.50mi
1 Lakeview Way Jonesboro, GA	1.0	1.0	871	$2,014	$2.31	22d	1	0.50mi
1 Lakeview Way Jonesboro, GA	1.0	1.0	871	$1,457	$1.67	44d	1	0.50mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,531	$1.32	43d	1	0.50mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	19d	1	0.53mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.60mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	5d	6	0.62mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	43d	1	0.62mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	0.67mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	43d	1	0.70mi
100 Chase Ridge Dr Unit 803 Riverdale, GA	1.0	1.0	830	$1,395	$1.68	43d	1	0.70mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	0.76mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.78mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.86mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	0.91mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	43d	1	0.95mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	24d	1	1.04mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	1.11mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	43d	1	1.17mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	1.19mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	1.21mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	1.29mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	4d	1	1.35mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	43d	1	1.38mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,462	$1.51	2d	30	1.38mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,152	$1.22	1d	12	1.39mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	4d	1	1.39mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	5d	1	1.47mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	43d	1	1.48mi
1000 Lake Ridge Pkwy Riverdale, GA	2.0	2.0	1036	$1,610	$1.55	24d	1	1.48mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0	1.0	754	$1,536	$2.04	20d	1	1.48mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,420	$1.40	43d	25	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $167,000 Active 47 DOM
2. 2026-06-17
   days on market $167,000 Active 46 DOM
3. 2026-06-16
   days on market $167,000 Active 45 DOM
4. 2026-06-15
   days on market $167,000 Active 44 DOM
5. 2026-06-13
   days on market $167,000 Active 42 DOM
6. 2026-06-09
   days on market $167,000 Active 38 DOM
7. 2026-06-08
   days on market $167,000 Active 37 DOM
8. 2026-06-07
   days on market $167,000 Active 36 DOM
9. 2026-06-04
   days on market $167,000 Active 33 DOM
10. 2026-06-03
    days on market $167,000 Active 32 DOM
11. 2026-06-02
    days on market $167,000 Active 31 DOM
12. 2026-06-01
    days on market $167,000 Active 30 DOM
13. 2026-05-31
    days on market $167,000 Active 29 DOM
14. 2026-05-13
    status Under Contract 923-char remark

    Show marketing remark (923 chars)

    Looking for the perfect home to live and entertain or an investment opportunity? Look no further! With NO HOA and NO rent restrictions. Recently renovated 2 Bathroom, 2 1/2 Bath townhome, end unit with a nice floor plan. A well-designed spacious kitchen features a large breakfast bar or peninsula with seating on both sides, making it useful as extra food prep space and tele-working. Separate dining and living rooms with an open concept feel. New cabinets, granite countertops, new bathroom, new vanities, new bathtub, new high quality LVP flooring, new stainless-steel appliances, modern light fixtures and ceiling fans. It has a fireplace, patio and a large deck, and attached storage and utilities rooms. The range is electric, but there is also a connection for a gas range. This place has everything. Don't miss this opportunity. Preferred closer RS Johnson Legal PC. The listing agent is related to the seller.

15. 2026-04-23
    listed $175,000 New 923-char remark

    Show marketing remark (923 chars)

    Looking for the perfect home to live and entertain or an investment opportunity? Look no further! With NO HOA and NO rent restrictions. Recently renovated 2 Bathroom, 2 1/2 Bath townhome, end unit with a nice floor plan. A well-designed spacious kitchen features a large breakfast bar or peninsula with seating on both sides, making it useful as extra food prep space and tele-working. Separate dining and living rooms with an open concept feel. New cabinets, granite countertops, new bathroom, new vanities, new bathtub, new high quality LVP flooring, new stainless-steel appliances, modern light fixtures and ceiling fans. It has a fireplace, patio and a large deck, and attached storage and utilities rooms. The range is electric, but there is also a connection for a gas range. This place has everything. Don't miss this opportunity. Preferred closer RS Johnson Legal PC. The listing agent is related to the seller.

16. 2005-04-19
    soldstatus $78,000
17. 1988-07-28
    soldstatus $66,200

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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: $18,880
• − Mortgage interest: −$9,355
• − Property taxes: −$2,193
• − Insurance: −$835
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,858
• Taxable loss: −$1,382
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,709/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

+164.4% since first listed

4 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-04-23 Listed $175,000 GAMLS
• 2005-04-19 Sold (Public Records) $78,000 Public Records
• 1988-07-28 Sold (Public Records) $66,200 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,193 · -8.5% YoY. Source: county tax records.