807 Boston Cmn · Riverdale, GA 30349

$130,000

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 192 Days on market

Built 1992 $125/sqft · 14% below area Est $151k · 14% 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 +25.2/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Well maintained home near Hartfield Jackson Internation Airport, about 15 minutes from downtown Atlanta. 2 bedrooms, 2 bathrooms, laundry closet in the hallway near the kitchen, dishwasher, stove, refrigerator, garbage disposal and alarm system. Tenant occupied ,

Key facts

• Well maintained home
• Laundry closet
• Alarm system

Tags

• WELL MAINTAINED HOME
• LAUNDRY CLOSET
• ALARM SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $130k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.17% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $150,547
• List price: $130,000
• Delta: -13.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5575 Pine Gate Dr	0.51mi	3/1.5 (+1)	1,048 (+1%)	8mo	$138,500	$132	61
5498 Glen Haven Dr	0.72mi	2/2.0	1,028 (-1%)	23mo	$200,000	$195	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.37×
• Total profit: $86,300
• Equity at exit: $117,114

10-year hold

• IRR: 25.7%
• Equity multiple: 7.43×
• Total profit: $233,897
• Equity at exit: $252,561

Cash invested: $36,400 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$682
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $291

Break-even live

Break-even rent $1,150

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	43d	9	0.19mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	2d	9	0.20mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	43d	1	0.29mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	20d	1	0.29mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	20d	1	0.29mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	0.29mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	5d	8	0.31mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	3d	1	0.34mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	44d	1	0.35mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	24d	1	0.35mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	2d	12	0.35mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	1d	35	0.36mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,348	$1.35	1d	11	0.52mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	20d	1	0.54mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	43d	1	0.56mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	18d	9	0.56mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	43d	1	0.58mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	12d	1	0.58mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,392	$1.37	2d	22	0.59mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,585	$1.52	43d	21	0.59mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	0.61mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	43d	1	0.61mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	43d	1	0.63mi
6114 Riverdale Rd Atlanta, GA	1.0	1.0	906	$1,250	$1.38	24d	1	0.64mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	43d	1	0.64mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	44d	1	0.66mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	0.66mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	0.66mi
5890 Riverdale Rd Atlanta, GA	1.0	1.0	761	$1,050	$1.38	21d	1	0.66mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	43d	1	0.66mi
6030 Riverdale Rd Riverdale, GA	1.0	1.0	753	$1,435	$1.91	15d	1	0.66mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.79mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	43d	1	0.80mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	4d	1	0.81mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	43d	1	0.83mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.89mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.90mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	4d	1	0.90mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.94mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	1.01mi

Listing history 31 events

1. 2026-06-18
   days on market $130,000 Active 192 DOM
2. 2026-06-17
   days on market $130,000 Active 191 DOM
3. 2026-06-16
   days on market $130,000 Active 190 DOM
4. 2026-06-15
   days on market $130,000 Active 189 DOM
5. 2026-06-13
   days on market $130,000 Active 187 DOM
6. 2026-06-09
   days on market $130,000 Active 183 DOM
7. 2026-06-08
   days on market $130,000 Active 182 DOM
8. 2026-06-07
   days on market $130,000 Active 181 DOM
9. 2026-06-04
   days on market $130,000 Active 178 DOM
10. 2026-06-03
    days on market $130,000 Active 177 DOM
11. 2026-06-02
    days on market $130,000 Active 176 DOM
12. 2026-06-01
    days on market $130,000 Active 175 DOM
13. 2026-05-31
    days on market $130,000 Active 174 DOM
14. 2026-05-19
    price $130,000 265-char remark

    Show marketing remark (265 chars)

    Well maintained home near Hartfield Jackson Internation Airport, about 15 minutes from downtown Atlanta. 2 bedrooms, 2 bathrooms, laundry closet in the hallway near the kitchen, dishwasher, stove, refrigerator, garbage disposal and alarm system. Tenant occupied ,

15. 2026-05-18
    price $130 265-char remark

    Show marketing remark (265 chars)

    Well maintained home near Hartfield Jackson Internation Airport, about 15 minutes from downtown Atlanta. 2 bedrooms, 2 bathrooms, laundry closet in the hallway near the kitchen, dishwasher, stove, refrigerator, garbage disposal and alarm system. Tenant occupied ,

16. 2025-12-08
    listed $140,000 New 265-char remark

    Show marketing remark (265 chars)

    Well maintained home near Hartfield Jackson Internation Airport, about 15 minutes from downtown Atlanta. 2 bedrooms, 2 bathrooms, laundry closet in the hallway near the kitchen, dishwasher, stove, refrigerator, garbage disposal and alarm system. Tenant occupied ,

17. 2025-12-05
    historical
18. 2025-11-06
    listed $140,000 New
19. 2025-10-30
    historical
20. 2025-09-23
    price $140,000
21. 2025-05-31
    status Back On Market
22. 2025-05-21
    status Under Contract
23. 2025-04-29
    listed $150,000 New
24. 2025-04-10
    historical
25. 2024-11-10
    historical $1,200
26. 2024-10-10
    listed $1,200
27. 2024-10-10
    listed $150,000 New
28. 2001-04-10
    soldstatus $86,000
29. 1995-11-09
    soldstatus $54,900
30. 1995-11-09
    soldstatus $54,900
31. 1995-11-09
    soldstatus $54,900

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,225
• − Mortgage interest: −$7,282
• − Property taxes: −$2,074
• − Insurance: −$650
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,782
• Taxable income: $1,521
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,128/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: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+136.8% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $130,000 GAMLS
• 2026-05-18 Price Changed $130 GAMLS
• 2025-12-08 Listed $140,000 GAMLS
• 2025-12-05 Listing Removed — GAMLS
• 2025-11-06 Listed $140,000 GAMLS
• 2025-10-30 Listing Removed — GAMLS
• 2025-09-23 Price Changed $140,000 GAMLS
• 2025-05-31 Relisted — GAMLS
• 2025-05-21 Pending — GAMLS
• 2025-04-29 Listed $150,000 GAMLS
• 2025-04-10 Listing Removed — GAMLS
• 2024-11-10 Rental Removed $1,200 TURBOTENANT
• 2024-10-10 Listed for Rent $1,200 TURBOTENANT
• 2024-10-10 Listed $150,000 GAMLS
• 2001-04-10 Sold (Public Records) $86,000 Public Records
• 1995-11-09 Sold (Public Records) $54,900 Public Records
• 1995-11-09 Sold (Public Records) $54,900 Public Records
• 1995-11-09 Sold (Public Records) $54,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,074 · -2.9% YoY. Source: county tax records.