160 River Run · Roswell, GA 30075

$689,900

4 bd · 2.5 ba · 2,326 sqft · SingleFamily public records · 7 Days on market

Built 1984 0.52 ac lot $297/sqft · 13% above area Est $744k · 7% under $100/mo HOA · 2% 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 +10.8/15.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated home in the sought-after River Ridge community, just minutes from Historic Downtown Roswell and Roswell Junction. This 4-bedroom, 2.5-bath residence offers the perfect combination of space, style, and convenience. Inside, you'll find new flooring throughout, fresh neutral paint, and custom lighting and hardware that elevate every room. The main level features a bright, inviting living room with fireplace and access to a large deck-ideal for entertaining. The updated kitchen showcases granite countertops, white cabinetry, stainless steel appliances, and a new gas range, with a breakfast area that flows seamlessly outdoors. Upstairs, the spacious primary suite includes a custom walk-in closet and a well-appointed ensuite bath with double vanities, soaking tub, and separate shower. Three additional bedrooms provide flexibility for family or guests. Major system upgrades include a new hot water heater and new upstairs HVAC, offering peace of mind for years to come. The terrace level adds even more versatility with a second living area, fireplace, private deck access, and a dedicated office. An expansive, climate-controlled unfinished basement provides endless potential for storage or future expansion. Enjoy walkability to coffee shops, breweries, and restaurants, along with easy access to Canton Street, East Cobb, Sandy Springs, Alpharetta, and GA-400. Located in a family-friendly swim and tennis community, this home offers the lifestyle buyers are looking for in Roswell. Move-in ready and ideally located-this one checks all the boxes.

Key facts

• Large deck
• Updated home
• Updated kitchen

Tags

• UPDATED HOME
• LARGE DECK
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM WALK-IN CLOSET

Property features AI

Finance

• Other: Intercom; Irrigation equipment; Property listed as resale
• HOA & community: Annual association fee; Association fee covers grounds maintenance, pool, and tennis; Community clubhouse, pool, tennis courts, playground, park, and nearby shopping; Homeowners association

Exterior

• Parking: Attached garage facing front; Two garage spaces; Garage at kitchen level
• Utilities: Public water; Public sewer; Electric service with 110V (general) and 220V in laundry; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Two levels; Fee simple ownership
• Construction: Cement siding (HardiPlank type); Composition roof with ridge vents; Basement finished partially with exterior and interior entry and walk-out access
• Exterior features: Private yard; Private entrance; Rear stairs; Deck; Rain gutters

Interior

• Kitchen: White cabinets; Kitchen island; Stone countertops; Pantry; Eat-in kitchen; Breakfast bar; Dishwasher; Disposal; Gas range; Self-cleaning oven; Refrigerator
• Bedrooms: Four upper-level bedrooms; Roommate floor plan
• Flooring: Hardwood; Carpet; Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, skylights, and vaulted ceiling
• Heating & cooling: Heat pump heating; Central heating; Heat pump cooling; Ceiling fans
• Interior features: Entrance foyer with two-story ceiling; High upper-level ceilings (~10 ft); Vaulted ceilings; Track lighting; Low-flow plumbing fixtures; Walk-in closets; Double vanities
• Laundry & utility: Upper-level laundry room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $690k.

Deal economics

• At list price, monthly cash flow is $-982 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $517k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $458k (33.6% below list).
• Recommended offer: $458k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.7% in Roswell — 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 (#12 in GA, #1,990 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Roswell North Elementary School (math 62% / reading 65%, grade B, #99 of 1,228 statewide, top 8%, 867 students, 10% FRL); Crabapple Middle School (math 54% / reading 73%, grade B+, #31 of 470 statewide, top 6%, 871 students, 13% FRL); Roswell High School (math 54%, 2,119 students, 23% FRL) — zoned schools average 15% FRL vs 41% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 51% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Fulton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 382 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 35% of the median local income ($157k/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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 $395k; list at $690k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $458,235 (33.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 12.5

CMA / ARV

• ARV (median comp): $744,164
• List price: $689,900
• Delta: -5.93%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Skyland Dr	0.08mi	3/2.5 (-1)	2,287 (-2%)	11mo	$631,000	$276	79
1555 Heritage Trl	0.51mi	3/2.5 (-1)	2,480 (+7%)	13mo	$795,000	$321	49
9685 Cone Ct	0.55mi	3/3.0 (-1)	2,157 (-7%)	11mo	$540,000	$250	46
205 Spring Dr	0.47mi	3/2.5 (-1)	2,159 (-7%)	20mo	$750,000	$347	45

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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.14×
• Total profit: $-166,274
• Equity at exit: $102,866

10-year hold

• IRR: -16.7%
• Equity multiple: 0.01×
• Total profit: $-191,136
• Equity at exit: $59,650

Cash invested: $193,172 (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 30075

• Rents YoY: 4.7%
• Active inventory: 382
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $4,582 high
• Mortgage (P&I): −$3,618
• Tax from tax record: −$596 /mo · $7,155/yr
• Insurance: −$287
• HOA: −$100
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $-982

Break-even live

Break-even rent $5,825

Max offer price $516,511

Occupancy floor —

Sensitivity live

Price	-10% $-591	-5% $-786	+0% $-982	+5% $-1,177	+10% $-1,372
Rent	-10% $-1,344	-5% $-1,163	+0% $-982	+5% $-801	+10% $-620
Rate	-1.0pp $-634	-0.5pp $-806	base $-982	+0.5pp $-1,160	+1.0pp $-1,342

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: $172,475
• Closing costs: $20,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2073 Merrimont Way Roswell, GA	4.0	2.5	1900	$2,650	$1.39	44d	1	1.06mi
345 Pine Grove Rd Roswell, GA	5.0	4.0	2800	$10,995	$3.93	44d	1	1.13mi
1250 Ridgefield Dr Roswell, GA	4.0	2.0	2219	$2,745	$1.24	5d	1	1.21mi
180 Moonshadow Ct Roswell, GA	3.0	2.0	1823	$2,350	$1.29	44d	1	1.31mi
1079 Canton St Roswell, GA	3.0	3.5	3300	$6,500	$1.97	24d	1	1.34mi
1055 Alpharetta St Roswell, GA	1.0–3.0	1.0–2.5	1209	$4,985	$4.12	1d	15	1.38mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: watergas

Listing history 32 events

1. 2026-06-18
   days on market $689,900 Active 7 DOM
2. 2026-06-17
   days on market $689,900 Active 6 DOM
3. 2026-06-16
   days on market $689,900 Active 5 DOM
4. 2026-06-15
   days on market $689,900 Active 4 DOM
5. 2026-06-13
   pricedays on marketlisting id $689,900 Active 2 DOM
6. 2026-06-09
   days on market $700,000 Active 32 DOM
7. 2026-06-08
   days on market $700,000 Active 31 DOM
8. 2026-06-07
   days on market $700,000 Active 30 DOM
9. 2026-06-04
   days on market $700,000 Active 27 DOM
10. 2026-06-03
    days on market $700,000 Active 26 DOM
11. 2026-06-01
    days on market $700,000 Active 24 DOM
12. 2026-05-31
    days on market $700,000 Active 23 DOM
13. 2026-05-08
    listed $699,999 Active 1253-char remark
14. 2026-05-08
    historical
15. 2026-05-08
    listed $699,999 New
16. 2026-05-07
    historical
17. 2026-04-23
    listed $715,000 Active
18. 2026-04-23
    listed $715,000 New
19. 2016-11-01
    price $389,000
20. 2015-07-10
    price $389,000
21. 2015-06-29
    soldstatus $395,000
22. 2015-06-26
    price $395,000
23. 2015-06-25
    historical
24. 2015-06-25
    soldstatus $395,000 Sold
25. 2015-06-25
    soldstatus $395,000 Sold
26. 2015-05-28
    historical Contingent - Due Diligence
27. 2015-05-28
    status Under Contract
28. 2015-05-19
    price $395,000
29. 2015-05-15
    listed $389,000 New
30. 2015-05-15
    listed $389,000 Active
31. 1995-10-20
    soldstatus $519,300
32. 1984-03-13
    soldstatus $159,900

ⓘ 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: $7,155 · $596/mo
• Projected year-2 tax: $7,155 · $596/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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,988
• − Mortgage interest: −$38,645
• − Property taxes: −$7,155
• − Insurance: −$3,450
• − Repairs & maintenance: −$4,399
• − Management: −$4,399
• − HOA: −$1,200
• − Depreciation: −$20,070
• Taxable loss: −$24,329
• Est. tax savings @ 24.0%: +$5,839
• After-tax cash flow: $-5,939/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Roswell

• Score: 79/100
• State rank: #12
• US rank: #1990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, GA
• County: Fulton County · 1,094,430 people
• City population: 102,317
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 56,263
• Household income: $157,335
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 1111.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 8% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 14% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Other Indo-European 4% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -314.20%
• Current HPI: 284.642
• Rent YoY: ▲ 4.72%
• 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

+331.5% since first listed

25 events — show timeline

• 2026-06-11 Price Changed $689,900 GAMLS
• 2026-06-11 Price Changed $689,900 FMLS
• 2026-06-11 Listed $685,900 FMLS
• 2026-06-11 Listed $685,900 GAMLS
• 2026-06-10 Listing Removed — GAMLS
• 2026-05-20 Price Changed $700,000 GAMLS
• 2026-05-08 Listing Removed — FMLS
• 2026-05-08 Listed $699,999 GAMLS
• 2026-05-07 Listing Removed — GAMLS
• 2026-04-23 Listed $715,000 GAMLS
• 2026-04-23 Listed $715,000 FMLS
• 2016-11-01 Price Changed $389,000 FMLS
• 2015-07-10 Price Changed $389,000 GAMLS
• 2015-06-29 Sold (Public Records) $395,000 Public Records
• 2015-06-26 Price Changed $395,000 FMLS
• 2015-06-25 Listing Removed — GAMLS
• 2015-06-25 Sold (MLS) $395,000 GAMLS
• 2015-06-25 Sold (MLS) $395,000 FMLS
• 2015-05-28 Contingent — FMLS
• 2015-05-28 Pending — GAMLS
• 2015-05-19 Price Changed $395,000 GAMLS
• 2015-05-15 Listed $389,000 GAMLS
• 2015-05-15 Listed $389,000 FMLS
• 1995-10-20 Sold (Public Records) $519,300 Public Records
• 1984-03-13 Sold (Public Records) $159,900 Public Records

Property tax history

+6.3%/yr

Latest (2025): $7,155 · -16.5% YoY. Source: county tax records.