615 Ridge Creek Dr · Clarkston, GA 30021

$75,000

1 bd · 1.0 ba · 808 sqft · Condo public records · 13 Days on market

Built 1989 $157/mo HOA · 14% of rent

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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 +24.2/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Fully Renovated & Move-In Ready! Welcome to 615 Ridge Creek Dr in Clarkston. This updated 1-bedroom, 1-bath condominium features fresh interior paint, new flooring throughout, and a complete appliance package including brand-new kitchen appliances. The functional floor plan offers comfortable living with approximately 808 square feet of space, a cozy fireplace, and low-maintenance living. Perfect for an owner-occupant seeking affordability or an investor looking for a turnkey rental opportunity. Conveniently located near I-285, Memorial Drive, shopping, dining, public transportation, and Georgia State University's Perimeter College. Priced at just $75,000, this is an excellent opportu

Key facts

• Fully renovated
• New flooring
• Cozy fireplace

Tags

• FULLY RENOVATED
• MOVE IN READY
• NEW FLOORING
• COMPLETE APPLIANCE PACKAGE
• BRAND NEW KITCHEN APPLIANCES
• COZY FIREPLACE

Property features AI

Finance

• Financial info: Community contains 1 unit
• HOA & community: Monthly association fee of $157; Has association; Community features: other

Exterior

• Parking: One unassigned parking space
• Utilities: Public water; Public sewer; Electricity (110 volts) available
• Home design: Condominium; One level; Composition roof
• Construction: Wood siding construction
• Exterior features: Covered rear porch; Storage; Paved city street frontage

Interior

• Kitchen: Appliances included (other/unspecified)
• Bedrooms: One bedroom on the main level
• Flooring: Carpet flooring
• Bathrooms: One full bathroom on the main level; Master bathroom with other/custom features
• Heating & cooling: Central heat; Central air conditioning
• Interior features: One fireplace located in the family room; Aluminum window frames; Updated/remodeled interior; Storage included
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 8.7% vs local median 3.6% in Clarkston — 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 (#14 in GA, #2,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• 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: Clarkston High School (math 12% / reading 8%, grade F, #365 of 424 statewide, top 88%, 1,413 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.9%/yr); 37 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $75k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.2%
• Equity multiple: 3.57×
• Total profit: $53,910
• Equity at exit: $67,566

10-year hold

• IRR: 29.1%
• Equity multiple: 8.59×
• Total profit: $159,364
• Equity at exit: $145,709

Cash invested: $21,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$393
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$31
• HOA: −$157
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $149

Break-even live

Break-even rent $953

Max offer price $75,000

Occupancy floor 82%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 N Indian Creek Dr Clarkston, GA	1.0	1.0	700	$1,049	$1.50	3d	1	0.33mi
792 Jolly Ave S Clarkston, GA	1.0–2.0	1.0–2.0	947	$995	$1.05	5d	12	0.37mi
751 N Indian Creek Dr Clarkston, GA	1.0–3.0	1.0–2.0	995	$975	$0.98	43d	1	0.44mi
774 Northern Ave Unit A16 Clarkston, GA	1.0	1.0	950	$995	$1.05	43d	1	0.48mi
774 Northern Ave Unit A14 Clarkston, GA	2.0	2.0	1100	$1,250	$1.14	43d	1	0.49mi
3799 N Decatur Rd Decatur, GA	1.0–3.0	1.0–2.0	1087	$945	$0.87	1d	16	0.66mi
3681 Pavilion Point Decatur, GA	2.0–4.0	1.0–2.0	1355	$1,600	$1.18	43d	1	0.74mi
982 Smith St Unit D1 Clarkston, GA	2.0	1.0	700	$795	$1.14	12d	1	0.89mi
982 Smith St Unit F3 Clarkston, GA	2.0	1.0	700	$795	$1.14	24d	1	0.89mi
3454 Rockbridge Rd SW Unit A Avondale Estates, GA	2.0	1.0	815	$995	$1.22	43d	1	0.94mi
260 Northern Ave Avondale Estates, GA	1.0–3.0	1.0–2.0	1155	$915	$0.79	43d	4	1.01mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,249	$1.46	5d	1	1.05mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$950	$0.76	1d	19	1.21mi
721 Ford Pl Unit A Scottdale, GA	2.0	1.0	896	$1,450	$1.62	5d	1	1.30mi
723 Ford Pl Unit A Scottdale, GA	2.0	1.0	800	$1,400	$1.75	24d	1	1.31mi
777 Valleybrook Xing Decatur, GA	1.0–2.0	1.0–2.0	1019	$1,200	$1.18	43d	1	1.45mi
327 N Clarendon Ave Unit B Scottdale, GA	1.0	1.0	620	$1,600	$2.58	43d	1	1.47mi

HOA detail condo

• Monthly dues: $157 · $1,884/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $75,000 Active 13 DOM
2. 2026-06-17
   days on market $75,000 Active 12 DOM
3. 2026-06-16
   days on market $75,000 Active 11 DOM
4. 2026-06-15
   days on market $75,000 Active 10 DOM
5. 2026-06-13
   days on market $75,000 Active 8 DOM
6. 2026-06-09
   days on market $75,000 Active 4 DOM
7. 2026-06-08
   days on market $75,000 Active 3 DOM
8. 2026-06-07
   remarks 695-char remark
9. 2026-06-07
   listed $75,000 Active 2 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: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,699
• − Mortgage interest: −$4,201
• − Property taxes: −$2,054
• − Insurance: −$375
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − HOA: −$1,884
• − Depreciation: −$2,182
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $1,595/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 — Clarkston

• Score: 79/100
• State rank: #14
• US rank: #2067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 27,781
• 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

-97.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $75,000 FMLS
• 1991-12-10 Sold (Public Records) $39,500 Public Records
• 1991-01-01 Sold (Public Records) $3,129,000 Public Records
• 1990-08-01 Sold (Public Records) $3,129,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $2,054 · -1.2% YoY. Source: county tax records.