385 Creekview Blvd · Porterdale, GA 30016

$235,000

3 bd · 2.5 ba · 2,117 sqft · SingleFamily public records · 14 Days on market

Built 2003 0.33 ac lot $111/sqft · 26% below area Est $317k · 26% under $17/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this amazing home in sought out Creekview Heights. This home features a large kitchen with stainless appliances, cozy family room with fireplace, separate dining room and 3 bed and 2.5 baths. It has a large, fenced yard and covered patio. Convenient locations close to Publix, Denny Dobbs Park, restaurants and I-20 access. A must see!

Key facts

• Fenced yard
• Stainless appliances
• I-20 access

Tags

• LARGE KITCHEN
• STAINLESS APPLIANCES
• COZY FAMILY ROOM
• FENCED YARD
• COVERED PATIO
• I-20 ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200

Exterior

• Parking: Two-car garage; Driveway; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Two levels; Resale property
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Back yard fencing; Patio

Interior

• Kitchen: Breakfast room; White cabinets; Dishwasher; Gas range
• Bedrooms: Three upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom; Master bath has separate tub and shower
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Fireplace in the family room; No shared/common walls
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $50 ($601/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 $208k (11.6% below list).
• Recommended offer: $208k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% FRL); Liberty Middle School (math 7% / reading 15%, grade F, #426 of 470 statewide, top 91%, 944 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL).
• Market conditions: Rents rising (+1.8%/yr); 449 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

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 $207,787 (11.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $317,242
• List price: $235,000
• Delta: -22.77%
• 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
135 Valley Brook Dr	0.29mi	3/2.0	2,202 (+4%)	8mo	$305,000	$139	71
3204 Birdsong Ave	0.11mi	4/2.5 (+1)	2,322 (+10%)	10mo	$314,860	$136	66
3152 Birdsong Ave	0.12mi	4/2.5 (+1)	2,322 (+10%)	10mo	$328,160	$141	65
3639 Olive Grove Ln	0.21mi	4/2.5 (+1)	2,322 (+10%)	10mo	$318,460	$137	61
386 Rock View Ln	0.27mi	4/2.5 (+1)	2,322 (+10%)	9mo	$321,910	$139	59
240 Valley Brook Dr	0.26mi	4/2.0 (+1)	2,390 (+13%)	1mo	$325,000	$136	59
3071 Birdsong Ave	0.27mi	4/2.5 (+1)	2,322 (+10%)	10mo	$317,260	$137	58
50 Cold Springs Ct	0.42mi	3/2.0	2,290 (+8%)	9mo	$269,000	$117	57
894 Pebble Blvd	0.31mi	4/2.5 (+1)	2,322 (+10%)	10mo	$316,260	$136	56
90 Valley Brook Dr	0.36mi	3/2.0	2,376 (+12%)	8mo	$311,000	$131	54
2132 Blackbird Cir	0.54mi	4/2.5 (+1)	2,322 (+10%)	9mo	$321,460	$138	46
164 Mary Jane Ln	0.66mi	4/2.5 (+1)	2,399 (+13%)	3mo	$340,000	$142	40

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,275
• Equity at exit: $35,039

10-year hold

• IRR: -9.9%
• Equity multiple: 0.42×
• Total profit: $-37,913
• Equity at exit: $20,319

Cash invested: $65,800 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 449
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $50

Break-even live

Break-even rent $2,014

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $183	-5% $117	+0% $50	+5% $-16	+10% $-83
Rent	-10% $-114	-5% $-32	+0% $50	+5% $132	+10% $214
Rate	-1.0pp $168	-0.5pp $110	base $50	+0.5pp $-11	+1.0pp $-73

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Pebble Brooke Ct Covington, GA	3.0	2.0	1870	$1,989	$1.06	45d	1	0.19mi
3026 Birdsong Ave Covington, GA	4.0	2.0	1795	$2,275	$1.27	45d	1	0.36mi
440 Pebble Blvd Covington, GA	3.0	2.0	1500	$1,869	$1.25	14d	1	0.37mi
45 Creekview Blvd Covington, GA	4.0	2.5	2359	$2,049	$0.87	0d	1	0.42mi
50 Cold Springs Ct Covington, GA	3.0	2.0	2290	$2,245	$0.98	26d	1	0.44mi
655 Pebble Blvd Covington, GA	3.0	2.0	1477	$1,876	$1.27	0d	1	0.45mi
95 Saddlebrook Dr Covington, GA	3.0	2.0	1950	$1,850	$0.95	7d	1	0.55mi
95 Saddlebrook Ct Covington, GA	3.0	2.0	1950	$1,850	$0.95	26d	1	0.60mi
160 Wisteria Way Covington, GA	4.0	2.5	1839	$2,119	$1.15	45d	1	0.62mi
35 Willow Tree Ter Covington, GA	3.0	2.5	1660	$1,850	$1.11	26d	1	0.85mi
185 Summer Walk Dr Covington, GA	3.0	2.0	1713	$2,085	$1.22	14d	1	0.93mi
220 Windscape Dr Covington, GA	3.0	2.5	1561	$1,845	$1.18	14d	1	0.95mi
45 Sunset Ct Covington, GA	3.0	2.0	1525	$1,846	$1.21	14d	1	0.99mi
50 Harvard Dr Covington, GA	3.0	2.5	1566	$1,870	$1.19	45d	1	1.00mi
305 Skipjack Ct Covington, GA	3.0	3.0	1463	$1,695	$1.16	45d	1	1.03mi
160 Princeton Way Covington, GA	4.0	3.0	1858	$2,031	$1.09	14d	1	1.03mi
250 Skipjack Ct Covington, GA	3.0	2.5	1580	$2,195	$1.39	20d	1	1.05mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,785	$1.08	0d	1	1.05mi
80 Randette Dr Covington, GA	3.0	2.0	1869	$2,195	$1.17	26d	1	1.06mi
50 Robertford Dr Covington, GA	3.0	2.5	1765	$1,829	$1.04	23d	1	1.07mi
80 Forray Dr Covington, GA	3.0	2.0	1690	$1,850	$1.09	26d	1	1.10mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	4d	1	1.11mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	0d	1	1.11mi
120 Lakeside Pt Covington, GA	4.0	2.0	1721	$1,889	$1.10	45d	1	1.12mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	5d	1	1.13mi
25 Collins Trce Covington, GA	3.0	2.0	1809	$1,860	$1.03	26d	1	1.23mi
115 Cherohala Ct Covington, GA	4.0	2.5	2044	$2,216	$1.08	0d	1	1.23mi
165 Cinnamon Oak Cir Covington, GA	4.0	3.0	1833	$1,756	$0.96	6d	1	1.24mi
200 Bowen Way Covington, GA	4.0	2.0	1918	$2,650	$1.38	45d	1	1.26mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	45d	1	1.35mi
255 Fieldview Ln Covington, GA	4.0	2.0	1519	$1,741	$1.15	0d	1	1.36mi
110 Chandler Cir Covington, GA	3.0	2.5	1469	$1,795	$1.22	26d	1	1.42mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	4d	1	1.43mi
20 Natalie Ct Covington, GA	3.0	2.0	1882	$2,500	$1.33	45d	1	1.45mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	3d	1	1.45mi
330 Crestfield Cir Covington, GA	4.0	3.0	1500	$1,850	$1.23	14d	1	1.46mi
374 McGiboney Rd Covington, GA	3.0	2.5	1624	$1,850	$1.14	3d	1	1.47mi
20 Adelaide Dr Covington, GA	4.0	2.5	2270	$2,200	$0.97	45d	1	1.48mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,681	$1.11	0d	1	1.48mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 25 events

1. 2026-06-18
   status $235,000 Pending 14 DOM

   Show marketing remark (346 chars)

   Welcome to this amazing home in sought out Creekview Heights. This home features a large kitchen with stainless appliances, cozy family room with fireplace, separate dining room and 3 bed and 2.5 baths. It has a large, fenced yard and covered patio. Convenient locations close to Publix, Denny Dobbs Park, restaurants and I-20 access. A must see!

2. 2026-06-18
   days on market $235,000 Active 14 DOM

   Show marketing remark (346 chars)

   Welcome to this amazing home in sought out Creekview Heights. This home features a large kitchen with stainless appliances, cozy family room with fireplace, separate dining room and 3 bed and 2.5 baths. It has a large, fenced yard and covered patio. Convenient locations close to Publix, Denny Dobbs Park, restaurants and I-20 access. A must see!

3. 2026-06-17
   days on market $235,000 Active 13 DOM
4. 2026-06-16
   days on market $235,000 Active 12 DOM
5. 2026-06-15
   days on market $235,000 Active 11 DOM
6. 2026-06-13
   days on market $235,000 Active 9 DOM
7. 2026-06-13
   days on market $235,000 Active 8 DOM
8. 2026-06-09
   days on market $235,000 Active 5 DOM
9. 2026-06-08
   days on market $235,000 Active 4 DOM
10. 2026-06-07
    remarks 346-char remark
11. 2026-06-07
    pricedays on marketlisting id $235,000 Active 3 DOM
12. 2026-05-31
    days on market $245,000 Active 38 DOM
13. 2026-04-23
    listed $245,000 New 345-char remark
14. 2026-04-23
    listed $245,000 Active 345-char remark
15. 2026-04-20
    historical
16. 2026-04-20
    historical
17. 2026-03-13
    price $249,900
18. 2026-03-13
    price $249,900
19. 2026-02-24
    listed $265,000 Active
20. 2026-02-24
    listed $265,000 New
21. 2026-02-23
    historical
22. 2026-02-19
    price $280,000
23. 2026-01-31
    price $285,000
24. 2026-01-08
    listed $300,000 New
25. 2002-12-24
    soldstatus $2,907,000

ⓘ 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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,934
• − Mortgage interest: −$13,164
• − Property taxes: −$2,929
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$204
• − Depreciation: −$6,836
• Taxable loss: −$3,364
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $1,409/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

-91.9% since first listed

17 events — show timeline

• 2026-06-18 Pending — GAMLS
• 2026-06-18 Pending — FMLS
• 2026-06-04 Listed $235,000 FMLS
• 2026-06-04 Listed $235,000 GAMLS
• 2026-05-31 Listing Removed — GAMLS
• 2026-04-23 Listed $245,000 GAMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-04-20 Listing Removed — FMLS
• 2026-03-13 Price Changed $249,900 GAMLS
• 2026-03-13 Price Changed $249,900 FMLS
• 2026-02-24 Listed $265,000 GAMLS
• 2026-02-24 Listed $265,000 FMLS
• 2026-02-23 Listing Removed — GAMLS
• 2026-02-19 Price Changed $280,000 GAMLS
• 2026-01-31 Price Changed $285,000 GAMLS
• 2026-01-08 Listed $300,000 GAMLS
• 2002-12-24 Sold (Public Records) $2,907,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,929 · -1.3% YoY. Source: county tax records.