8010 Woodlake Dr · Riverdale, GA 30274

$220,000

2 bd · 3.0 ba · 1,304 sqft · Townhouse public records · 52 Days on market

Built 1986 Est $166k · 33% over

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Why this score? — see what drove the F 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 +7.5/30.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.7/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

convenient 2 bedroom, 2 and 1/2 bath townhome! features include, new flooring, paint. Kitchen includes all appliances, tile floors, a fireplace in the family room, split bedroom plan, and bay window.

Key facts

• 2 parking spots
• Built 1986
• Listed 52 days

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Two-story property; Resale condition
• Construction: Brick, cedar and wood siding exterior; Composition roof
• Exterior features: Paved level driveway; Open parking available; Near shopping, public transportation, sidewalks and street lights

Interior

• Bedrooms: Two-level home
• Flooring: Carpet; Laminate
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Bay windows; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (29.3% below list).
• Recommended offer: $156k (29.3% below list) — sets the bar for 1% rule.

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, amenities F, commute 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.
• Zoned schools: Kendrick Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 696 students, 90% FRL); Riverdale High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,333 students, 90% FRL).
• 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 16d 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 52 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago 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 $49k; list at $220k implies a 349% 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 $155,527 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.71% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $165,608
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 N Beach Ct	0.12mi	3/2.5 (+1)	1,326 (+2%)	2mo	$70,000	$53	83
8023 Creekstone Way	0.09mi	2/3.5	1,300 (-0%)	13mo	$107,000	$82	82
8040 Creekstone Way	0.11mi	3/2.5 (+1)	1,332 (+2%)	4mo	$178,500	$134	81
8114 Woodlake Dr	0.17mi	3/2.0 (+1)	1,267 (-3%)	6mo	$195,000	$154	73
8080 Woodlake	0.15mi	2/2.5	1,280 (-2%)	19mo	$140,000	$109	72
390 Lakeridge Ct	0.12mi	3/2.0 (+1)	1,256 (-4%)	10mo	$149,900	$119	71
8168 Canyon Forge Dr	0.51mi	3/2.0 (+1)	1,260 (-3%)	9mo	$175,000	$139	54
8205 Canyon Forge Dr	0.54mi	2/1.5	1,224 (-6%)	18mo	$155,250	$127	43

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: -27.2%
• Equity multiple: 0.10×
• Total profit: $-55,515
• Equity at exit: $32,803

10-year hold

• IRR: -32.2%
• Equity multiple: -0.31×
• Total profit: $-80,898
• Equity at exit: $19,022

Cash invested: $61,600 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$254 /mo · $3,052/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-271

Break-even live

Break-even rent $1,898

Max offer price $172,126

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	43d	1	0.11mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	0.14mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	0.15mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	43d	1	0.21mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	43d	1	0.31mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	0.31mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,152	$1.22	1d	12	0.31mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	19d	1	0.45mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	24d	1	0.48mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	0.53mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	0.60mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	4d	1	0.63mi
8038 Flamingo Dr Jonesboro, GA	3.0	1.5	1178	$1,553	$1.32	24d	1	0.64mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	0.68mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	0.70mi
14 Cardinal Ln Jonesboro, GA	3.0	2.0	1118	$1,501	$1.34	5d	1	0.71mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	4d	1	0.77mi
53 Skylark Ln Jonesboro, GA	3.0	1.5	1176	$1,595	$1.36	24d	1	0.82mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	43d	1	0.84mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	19d	1	0.85mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	10d	1	0.88mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,630	$1.49	4d	1	0.91mi
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	19d	1	0.96mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	4d	1	1.00mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	1.04mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	43d	1	1.07mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	24d	1	1.07mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	1.08mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	24d	1	1.09mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	24d	1	1.11mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,462	$1.51	2d	30	1.11mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	43d	1	1.13mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	5d	6	1.13mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	1.13mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	5d	1	1.13mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	24d	1	1.14mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	1.14mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	4d	1	1.14mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	43d	1	1.15mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,665	$1.58	2d	1	1.16mi

Listing history 21 events

1. 2026-06-18
   days on market $220,000 Active 52 DOM
2. 2026-06-17
   days on market $220,000 Active 51 DOM
3. 2026-06-16
   days on market $220,000 Active 50 DOM
4. 2026-06-15
   days on market $220,000 Active 49 DOM
5. 2026-06-13
   days on market $220,000 Active 47 DOM
6. 2026-06-09
   days on market $220,000 Active 43 DOM
7. 2026-06-08
   days on market $220,000 Active 42 DOM
8. 2026-06-07
   days on market $220,000 Active 41 DOM
9. 2026-06-04
   days on market $220,000 Active 38 DOM
10. 2026-06-03
    days on market $220,000 Active 37 DOM
11. 2026-06-02
    days on market $220,000 Active 36 DOM
12. 2026-06-01
    days on market $220,000 Active 35 DOM
13. 2026-05-31
    days on market $220,000 Active 34 DOM
14. 2026-04-27
    listed $220,000 New 199-char remark

    Show marketing remark (199 chars)

    convenient 2 bedroom, 2 and 1/2 bath townhome! features include, new flooring, paint. Kitchen includes all appliances, tile floors, a fireplace in the family room, split bedroom plan, and bay window.

15. 2026-04-27
    listed $220,000 Active 199-char remark

    Show marketing remark (199 chars)

    convenient 2 bedroom, 2 and 1/2 bath townhome! features include, new flooring, paint. Kitchen includes all appliances, tile floors, a fireplace in the family room, split bedroom plan, and bay window.

16. 2016-11-23
    soldstatus $49,000
17. 2013-08-01
    historical
18. 2013-04-10
    historical
19. 2013-04-03
    listed $35,000 New
20. 2013-03-29
    listed $35,000 New
21. 1999-11-12
    soldstatus $78,200

ⓘ 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: $3,052 · $254/mo
• Projected year-2 tax: $3,052 · $254/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: $18,663
• − Mortgage interest: −$12,323
• − Property taxes: −$3,052
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$6,400
• Taxable loss: −$7,198
• Est. tax savings @ 24.0%: +$1,727
• After-tax cash flow: $-1,525/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

+181.3% since first listed

8 events — show timeline

• 2026-04-27 Listed $220,000 FMLS
• 2026-04-27 Listed $220,000 GAMLS
• 2016-11-23 Sold (Public Records) $49,000 Public Records
• 2013-08-01 Listing Removed — GAMLS
• 2013-04-10 Listing Removed — GAMLS
• 2013-04-03 Listed $35,000 GAMLS
• 2013-03-29 Listed $35,000 GAMLS
• 1999-11-12 Sold (Public Records) $78,200 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,052 · +9.1% YoY. Source: county tax records.