1136 Creekdale Dr · Scottdale, GA 30021

$299,900

3 bd · 1.5 ba · 1,851 sqft · SingleFamily public records · 33 Days on market

Built 1969 0.28 ac lot Est $424k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming split-level home located inside the perimeter, offering the perfect blend of comfort, convenience and character. The 3 bedroom, 1.5 bath home features brand new LVP flooring throughout the bedrooms and a master bath with a newly framed tub ready to impress. The inviting living space includes a cozy fire stove creating the perfect atmosphere for relaxing evenings at home. Step outside to enjoy the fully fenced backyard -ideal for pets, play or entertaining--along with a spacious outdoor deck perfect for grilling and gathering with neighbors. With its functional layout and prime location close to shopping, dining and commuter routes, this home is a fantastic opportunity for homeowners and investors alike. The home is ready for your renovations.

Key facts

• Cozy fire stove
• Split-level home
• Newly framed tub

Tags

• SPLIT-LEVEL HOME
• BRAND NEW LVP FLOORING
• NEWLY FRAMED TUB
• COZY FIRE STOVE
• FULLY FENCED BACKYARD
• SPACIOUS OUTDOOR DECK

Property features AI

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Water available
• Home design: Two levels; Resale property
• Construction: Brick front with wood siding; Composition roof; Brick/mortar foundation; Crawl space basement
• Exterior features: Private yard; Back yard fencing; Deck

Interior

• Kitchen: White cabinets; Laminate counters; Pantry; Dishwasher; Disposal; Electric oven; Range hood; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: One full bathroom; One half bathroom; Master bath with tub/shower combo
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Other
• Laundry & utility: Laundry room on lower level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $227k (24.5% below list).
• Recommended offer: $227k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in Scottdale — 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 79/100 on livability (#18 in GA, #2,327 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities F, health & safety F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mclendon Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 309 students, 100% FRL); Druid Hills Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 956 students, 46% FRL); Druid Hills High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,358 students, 37% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 37 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.9% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $73k; list at $300k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,567 (24.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $423,879
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 De Leon Dr	0.02mi	4/2.5 (+1)	1,976 (+7%)	8mo	$315,000	$159	72
3245 Oakbrook Ln	0.10mi	3/2.0	2,025 (+9%)	8mo	$305,000	$151	71
3295 Artesia Dr	0.22mi	4/3.0 (+1)	1,929 (+4%)	5mo	$417,000	$216	67
1350 Sanden Ferry Dr	0.59mi	3/2.0	1,832 (-1%)	2mo	$545,000	$297	67
3254 Rehoboth Dr	0.63mi	3/2.0	1,836 (-1%)	3mo	$395,000	$215	64
1131 Mayfield Dr	0.30mi	4/3.0 (+1)	1,805 (-2%)	12mo	$510,000	$283	61
1094 Seville Dr	0.24mi	3/2.0	1,613 (-13%)	12mo	$360,000	$223	56
1245 Mclendon Dr	0.47mi	4/2.0 (+1)	1,613 (-13%)	5mo	$429,000	$266	46
3170 Oakhill Pl	0.43mi	4/2.5 (+1)	1,630 (-12%)	10mo	$485,000	$298	42
2991 Rosebrook Dr	0.70mi	3/2.5	1,708 (-8%)	10mo	$462,500	$271	42
1547 Delia Dr	0.58mi	3/3.0	2,127 (+15%)	2mo	$445,000	$209	40
972 Pecan St	0.58mi	4/3.0 (+1)	1,597 (-14%)	11mo	$365,000	$229	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.03×
• Total profit: $170,656
• Equity at exit: $270,174

10-year hold

• IRR: 22.9%
• Equity multiple: 7.16×
• Total profit: $517,096
• Equity at exit: $582,640

Cash invested: $83,972 (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 30021

• Home prices YoY: 13.2%
• Rents YoY: 5.9%
• Active inventory: 37
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $11

Break-even live

Break-even rent $2,251

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $181	-5% $96	+0% $11	+5% $-74	+10% $-159
Rent	-10% $-168	-5% $-78	+0% $11	+5% $101	+10% $190
Rate	-1.0pp $162	-0.5pp $87	base $11	+0.5pp $-66	+1.0pp $-146

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Casa Dr Clarkston, GA	4.0	2.0	1844	$1,950	$1.06	26d	1	0.44mi
1086 Montreal Rd Clarkston, GA	2.0	1.5–2.0	1252	$1,318	$1.05	12d	10	0.54mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,299	$1.51	6d	1	0.57mi
3073 Cedar Creek Pkwy Decatur, GA	1.0–3.0	1.0–2.0	1050	$1,641	$1.56	0d	45	0.60mi
3085 Piper Dr Decatur, GA	3.0	2.0	1845	$2,421	$1.31	45d	1	0.61mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$1,340	$1.07	1d	17	0.64mi
1200 Montreal Rd Tucker, GA	1.0–2.0	1.0–2.0	986	$1,860	$1.89	3d	16	0.70mi
965 Smith St Clarkston, GA	2.0	1.0	1542	$1,500	$0.97	45d	1	0.72mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	1d	1	0.73mi
3545 Orchard St Clarkston, GA	3.0	1.0	1232	$1,650	$1.34	18d	1	0.73mi
1402 McLendon Dr Decatur, GA	4.0	3.0	2592	$3,500	$1.35	19d	1	0.76mi
1319 Kingston Trl Decatur, GA	3.0	4.0	1940	$2,600	$1.34	22d	1	0.77mi
1319 Kingston Trl Unit 1 Decatur, GA	3.0	4.0	1940	$2,600	$1.34	6d	1	0.77mi
788 Angora Aly Scottdale, GA	3.0	3.5	1622	$2,850	$1.76	3d	1	0.77mi
1290 Hopkins Dr Decatur, GA	4.0	4.0	2050	$2,895	$1.41	26d	1	0.78mi
3040 Valley Cir Decatur, GA	4.0	3.0	2250	$3,200	$1.42	45d	1	0.81mi
2894 Concord Dr Decatur, GA	3.0	2.0	1750	$4,349	$2.49	45d	1	0.97mi
2394 Lawrenceville Hwy Unit K Decatur, GA	3.0	2.0	1334	$1,900	$1.42	20d	1	0.99mi
2902 Delcourt Dr Decatur, GA	4.0	2.5	1296	$2,800	$2.16	6d	1	1.11mi
3743 Poplar Dr Clarkston, GA	3.0	2.0	1540	$1,900	$1.23	6d	1	1.16mi
3548 Lantern View Ln Scottdale, GA	3.0	2.5	1500	$2,000	$1.33	45d	1	1.18mi
1204 Brockett Rd Clarkston, GA	2.0	1.0–2.0	1160	$1,375	$1.19	45d	10	1.21mi
1480 Edinburgh Dr Tucker, GA	3.0	2.0	1488	$2,640	$1.77	26d	1	1.24mi
1350 Brockett Pl Clarkston, GA	2.0	2.0	1244	$1,350	$1.09	4d	1	1.33mi
1350 Brockett Pl Clarkston, GA	2.0	2.0	1244	$1,350	$1.09	1d	1	1.33mi
3642 Marlborough Dr Tucker, GA	3.0	1.5	1833	$2,300	$1.25	14d	1	1.34mi
524 Warren Ave Scottdale, GA	2.0	3.5	1248	$1,500	$1.20	14d	1	1.34mi
524 Warren Ave Scottdale, GA	3.0	2.5	2448	$1,390	$0.57	13d	1	1.34mi
2801 Arborcrest Dr Decatur, GA	3.0	2.5	1642	$2,800	$1.71	6d	1	1.35mi
523 Warren Ave Scottdale, GA	3.0	2.5	2449	$1,200	$0.49	26d	1	1.36mi
3524 Mount Blue Ave Tucker, GA	4.0	3.5	2194	$2,895	$1.32	1d	1	1.38mi
3524 Mount Blue Ave Tucker, GA	4.0	3.0	2194	$3,295	$1.50	17d	1	1.38mi
417 Ridge Creek Dr Clarkston, GA	2.0	2.0	1239	$1,399	$1.13	26d	1	1.38mi
3543 Cloudland Dr Stone Mountain, GA	3.0	2.0	2382	$2,847	$1.20	45d	1	1.44mi
3543 Cloudland Dr Stone Mountain, GA	3.0	2.0	2382	$2,797	$1.17	26d	1	1.44mi
3582 Cloudland Dr Stone Mountain, GA	4.0	2.0	2073	$2,800	$1.35	45d	1	1.45mi
3590 Cloudland Dr Stone Mountain, GA	3.0	2.0	2205	$3,000	$1.36	45d	1	1.46mi
3800 Brockett Trl Clarkston, GA	1.0–3.0	1.0–2.0	1192	$1,979	$1.66	1d	15	1.47mi
2847 Jordan Oaks Ln Decatur, GA	3.0	2.5	2064	$2,500	$1.21	20d	1	1.47mi
1250 Brockett Rd Clarkston, GA	1.0–2.0	1.0–2.5	1100	$1,725	$1.57	1d	15	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $299,900 Active 33 DOM
2. 2026-06-18
   days on market $299,900 Active 30 DOM
3. 2026-06-17
   days on market $299,900 Active 29 DOM
4. 2026-06-16
   days on market $299,900 Active 28 DOM
5. 2026-06-15
   days on market $299,900 Active 27 DOM
6. 2026-06-13
   days on market $299,900 Active 25 DOM
7. 2026-06-09
   days on market $299,900 Active 21 DOM
8. 2026-06-08
   days on market $299,900 Active 20 DOM
9. 2026-06-07
   days on market $299,900 Active 19 DOM
10. 2026-06-04
    days on market $299,900 Active 16 DOM
11. 2026-06-03
    days on market $299,900 Active 15 DOM
12. 2026-06-02
    pricedays on market $299,900 Active 14 DOM

    Show marketing remark (765 chars)

    Charming split-level home located inside the perimeter, offering the perfect blend of comfort, convenience and character. The 3 bedroom, 1.5 bath home features brand new LVP flooring throughout the bedrooms and a master bath with a newly framed tub ready to impress. The inviting living space includes a cozy fire stove creating the perfect atmosphere for relaxing evenings at home. Step outside to enjoy the fully fenced backyard -ideal for pets, play or entertaining--along with a spacious outdoor deck perfect for grilling and gathering with neighbors. With its functional layout and prime location close to shopping, dining and commuter routes, this home is a fantastic opportunity for homeowners and investors alike. The home is ready for your renovations.

13. 2026-06-01
    days on market $310,000 Active 13 DOM
14. 2026-05-31
    days on market $310,000 Active 12 DOM
15. 2026-05-19
    listed $310,000 Active

    Show marketing remark (765 chars)

    Charming split-level home located inside the perimeter, offering the perfect blend of comfort, convenience and character. The 3 bedroom, 1.5 bath home features brand new LVP flooring throughout the bedrooms and a master bath with a newly framed tub ready to impress. The inviting living space includes a cozy fire stove creating the perfect atmosphere for relaxing evenings at home. Step outside to enjoy the fully fenced backyard -ideal for pets, play or entertaining--along with a spacious outdoor deck perfect for grilling and gathering with neighbors. With its functional layout and prime location close to shopping, dining and commuter routes, this home is a fantastic opportunity for homeowners and investors alike. The home is ready for your renovations.

16. 2026-05-19
    listed $310,000 New 765-char remark

    Show marketing remark (765 chars)

    Charming split-level home located inside the perimeter, offering the perfect blend of comfort, convenience and character. The 3 bedroom, 1.5 bath home features brand new LVP flooring throughout the bedrooms and a master bath with a newly framed tub ready to impress. The inviting living space includes a cozy fire stove creating the perfect atmosphere for relaxing evenings at home. Step outside to enjoy the fully fenced backyard -ideal for pets, play or entertaining--along with a spacious outdoor deck perfect for grilling and gathering with neighbors. With its functional layout and prime location close to shopping, dining and commuter routes, this home is a fantastic opportunity for homeowners and investors alike. The home is ready for your renovations.

17. 1996-06-04
    soldstatus $72,600
18. 1985-07-30
    soldstatus $58,700
19. 1980-10-30
    soldstatus $52,900

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$1,787/yr (+$149/mo · 183.8%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,188
• − Mortgage interest: −$16,799
• − Property taxes: −$972
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$8,724
• Taxable loss: −$5,157
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $1,372/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Scottdale

• Score: 79/100
• State rank: #18
• US rank: #2327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottdale, GA
• County: Dekalb County · 782,738 people
• City population: 4,831
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,781
• Household income: $52,278
• Rent vs Own: 74.9% rent · 25.1% own
• Severe rent burden: 1622.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 62% Asian 15% White 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Ukrainian 1% Italian 1% Slovak 1%
• Foreign-born: 43% · Philippines, Canada, India
• Languages at home: 43% English-only · Other Indo-European 8% Spanish 5% Other Asian/Pacific 5%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.94%
• Current HPI: 360.0584
• Rent YoY: ▲ 5.88%
• 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

+466.9% since first listed

7 events — show timeline

• 2026-06-02 Price Changed $299,900 GAMLS
• 2026-06-02 Price Changed $299,900 FMLS
• 2026-05-19 Listed $310,000 FMLS
• 2026-05-19 Listed $310,000 GAMLS
• 1996-06-04 Sold (Public Records) $72,600 Public Records
• 1985-07-30 Sold (Public Records) $58,700 Public Records
• 1980-10-30 Sold (Public Records) $52,900 Public Records

Property tax history

-3.1%/yr

Latest (2025): $972 · -7.1% YoY. Source: county tax records.