8193 Winewood Way · Riverdale, GA 30274

$135,160

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 152 Days on market

Built 1978 0.35 ac lot $75/sqft · 46% below area Est $250k · 46% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.4/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+1.3%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% of the median local income ($52k/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 $934 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 152 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $22k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $118,940 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 6.2

CMA / ARV

• ARV (median comp): $249,993
• List price: $135,160
• Delta: -45.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
391 Park Ridge Cir	0.34mi	3/2.0	1,782 (-1%)	3mo	$282,000	$158	80
530 Wexwood Dr	0.30mi	3/2.5	1,751 (-2%)	5mo	$245,000	$140	76
339 Park Ridge Cir	0.44mi	3/2.0	1,782 (-1%)	3mo	$250,000	$140	76
690 Trailwood Dr	0.25mi	4/3.0 (+1)	1,839 (+2%)	3mo	$271,350	$148	73
8521 Cedar Creek Rdg	0.60mi	3/2.0	1,776 (-1%)	1mo	$128,000	$72	69
408 Park Ridge Cir	0.29mi	3/2.0	1,525 (-15%)	4mo	$237,500	$156	58
8455 Cedar Creek Rdg	0.47mi	3/2.0	1,575 (-12%)	2mo	$205,000	$130	56
764 Trailwood Dr	0.38mi	4/3.0 (+1)	1,612 (-10%)	1mo	$170,000	$105	55
8097 Kylie Ct	0.48mi	3/2.5	2,044 (+14%)	2mo	$280,000	$137	50
274 Park Ridge Ct	0.53mi	3/2.0	1,535 (-14%)	3mo	$165,000	$107	49
8601 Cedar Creek Rdg	0.72mi	3/2.0	1,555 (-13%)	2mo	$209,900	$135	42
8404 Park Ridge Ln	0.65mi	3/2.0	1,535 (-14%)	6mo	$225,000	$147	41

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,784
• Equity at exit: $20,153

10-year hold

• IRR: 5.6%
• Equity multiple: 1.38×
• Total profit: $14,356
• Equity at exit: $11,686

Cash invested: $37,845 (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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 182
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$709
• Tax from tax record: −$322 /mo · $3,868/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $346

Break-even live

Break-even rent $1,377

Max offer price $135,160

Occupancy floor 76%

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: $33,790
• Closing costs: $4,055
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
678 Sterling Ct Riverdale, GA	4.0	3.0	2608	$1,750	$0.67	5d	1	0.24mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	43d	1	0.28mi
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	5d	1	0.38mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	43d	1	0.38mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	4d	1	0.41mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	1d	1	0.43mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	3d	1	0.46mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	19d	1	0.46mi
7925 Woodlake Dr Riverdale, GA	3.0	2.5	2550	$1,795	$0.70	5d	1	0.49mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	24d	1	0.63mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	19d	1	0.65mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	24d	1	0.66mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	24d	1	0.68mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	43d	1	0.69mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.69mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	0.71mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	21d	1	0.72mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	24d	1	0.73mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	0.73mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	4d	1	0.74mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	24d	1	0.74mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	5d	1	0.74mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	43d	1	0.74mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	24d	1	0.75mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	43d	1	0.76mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	12d	1	0.78mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.80mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	4d	1	0.81mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.81mi
8620 Guthrie Dr Riverdale, GA	4.0	2.5	2498	$2,406	$0.96	5d	1	0.83mi
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	5d	1	0.84mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	12d	1	0.88mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	12d	1	0.93mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	43d	1	0.93mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	0.96mi
779 Edenton Ct Jonesboro, GA	3.0	2.5	2165	$1,700	$0.79	19d	1	1.00mi
1124 Cliftwood Dr Riverdale, GA	4.0	3.0	1845	$2,165	$1.17	21d	1	1.01mi
1132 Cliftwood Dr Riverdale, GA	3.0	2.5	1616	$2,200	$1.36	43d	1	1.03mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	21d	1	1.07mi
7773 Antebellum Ln Riverdale, GA	4.0	2.5	2140	$2,025	$0.95	5d	1	1.10mi

Listing history 24 events

1. 2026-06-18
   days on market $135,160 Active 152 DOM
2. 2026-06-17
   statusdays on market $135,160 Active 151 DOM
3. 2026-06-16
   days on market $135,160 Active Under Contract 150 DOM
4. 2026-06-15
   days on market $135,160 Active Under Contract 149 DOM
5. 2026-06-13
   days on market $135,160 Active Under Contract 147 DOM
6. 2026-06-09
   days on market $135,160 Active Under Contract 143 DOM
7. 2026-06-08
   days on market $135,160 Active Under Contract 142 DOM
8. 2026-06-07
   days on market $135,160 Active Under Contract 141 DOM
9. 2026-06-04
   days on market $135,160 Active Under Contract 138 DOM
10. 2026-06-03
    days on market $135,160 Active Under Contract 137 DOM
11. 2026-06-02
    days on market $135,160 Active Under Contract 136 DOM
12. 2026-06-01
    days on market $135,160 Active Under Contract 135 DOM
13. 2026-05-31
    days on market $135,160 Active Under Contract 134 DOM
14. 2026-05-07
    historical Active Under Contract 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

15. 2026-04-08
    price $135,160 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

16. 2026-01-17
    listed $156,960 Active 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available. Do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

17. 2022-06-03
    soldstatus $199,500
18. 2021-05-25
    soldstatus $191,200
19. 2021-05-10
    soldstatus $191,200 Closed 373-char remark

    Show marketing remark (373 chars)

    Come take a look at this beautiful ranch home. Home has new carpet, painted inside and outside, new lighting fixtures, new HVAC system and much more. Located close to schools, shops and restaurants. Lovely front and backyard for entertaining and for your enjoyment. Don't miss your chance to be the next owners of this home. Hurry, it will not last long on the market.

20. 2021-04-28
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Come take a look at this beautiful ranch home. Home has new carpet, painted inside and outside, new lighting fixtures, new HVAC system and much more. Located close to schools, shops and restaurants. Lovely front and backyard for entertaining and for your enjoyment. Don't miss your chance to be the next owners of this home. Hurry, it will not last long on the market.

21. 2021-04-27
    historical Active Under Contract 373-char remark

    Show marketing remark (373 chars)

    Come take a look at this beautiful ranch home. Home has new carpet, painted inside and outside, new lighting fixtures, new HVAC system and much more. Located close to schools, shops and restaurants. Lovely front and backyard for entertaining and for your enjoyment. Don't miss your chance to be the next owners of this home. Hurry, it will not last long on the market.

22. 2021-04-23
    listed $179,900 Active 373-char remark

    Show marketing remark (373 chars)

    Come take a look at this beautiful ranch home. Home has new carpet, painted inside and outside, new lighting fixtures, new HVAC system and much more. Located close to schools, shops and restaurants. Lovely front and backyard for entertaining and for your enjoyment. Don't miss your chance to be the next owners of this home. Hurry, it will not last long on the market.

23. 2005-01-03
    soldstatus $117,000
24. 1996-11-04
    soldstatus $85,600

ⓘ 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: $3,868 · $322/mo
• Projected year-2 tax: $3,868 · $322/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: $21,777
• − Mortgage interest: −$7,571
• − Property taxes: −$3,868
• − Insurance: −$676
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$3,932
• Taxable income: $2,246
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,615/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): 34,081
• Household income: $52,209
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2586.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 14% Two or more races 5% Asian 5% White 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 12% Vietnamese 2% Other Asian/Pacific 2%

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: ▼ -57.82%
• Current HPI: 236.3592
• Rent YoY: ▲ 1.30%
• 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

+57.9% since first listed

11 events — show timeline

• 2026-05-07 Contingent — MGMLS
• 2026-04-08 Price Changed $135,160 MGMLS
• 2026-01-17 Listed $156,960 MGMLS
• 2022-06-03 Sold (Public Records) $199,500 Public Records
• 2021-05-25 Sold (Public Records) $191,200 Public Records
• 2021-05-10 Sold (MLS) $191,200 FMLS
• 2021-04-28 Pending — FMLS
• 2021-04-27 Contingent — FMLS
• 2021-04-23 Listed $179,900 FMLS
• 2005-01-03 Sold (Public Records) $117,000 Public Records
• 1996-11-04 Sold (Public Records) $85,600 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,868 · -0.4% YoY. Source: county tax records.