7609 Lyle Dr · Riverdale, GA 30296

$193,000

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 80 Days on market

Built 1996 1.71 ac lot $121/sqft · 23% below area Est $250k · 23% under

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath ranch sits on nearly two acres, offering a unique blend of space, privacy, and convenience. A charming country-style front porch sets the tone, while the detached garage and fenced backyard provide plenty of room for entertaining, outdoor living, or future improvements. Tucked away in a quiet setting that feels like country living, yet just minutes from shopping, dining, and major highways, this property offers the best of both worlds. With a little TLC, it presents a great opportunity for a homeowner or investor to make it their own and add value.

Key facts

• Quiet setting
• Fenced backyard
• Outdoor living

Tags

• COUNTRY STYLE FRONT PORCH
• DETACHED GARAGE
• FENCED BACKYARD
• QUIET SETTING
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $187k (3.1% below list).
• Recommended offer: $181k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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, 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: Lake Ridge Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 505 students, 90% FRL); 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 (+3.5%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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 80 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $127k; list at $193k implies a 52% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.97% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (median comp): $249,650
• List price: $193,000
• Delta: -22.69%
• 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
7740 Briar Forest Ln	0.21mi	3/2.0	1,617 (+1%)	5mo	$163,000	$101	84
7513 Sugarcreek Dr	0.26mi	3/2.0	1,558 (-2%)	6mo	$300,000	$193	79
868 Scott Rd	0.38mi	3/2.0	1,530 (-4%)	2mo	$245,000	$160	74
7669 Commerce Ct	0.19mi	4/3.0 (+1)	1,540 (-4%)	3mo	$203,000	$132	74
955 Loch Forest Way	0.23mi	4/3.0 (+1)	1,678 (+5%)	4mo	$299,900	$179	69
7349 Exeter Ct	0.60mi	3/2.0	1,576 (-1%)	5mo	$228,999	$145	65
7667 Briar View Ct	0.43mi	4/2.5 (+1)	1,678 (+5%)	1mo	$260,000	$155	64
7586 Briar Crest Ct	0.38mi	3/2.0	1,423 (-11%)	2mo	$250,000	$176	63
1286 Crestridge Ln	0.74mi	3/2.0	1,569 (-2%)	3mo	$237,000	$151	60
498 Shadowmoore Dr	0.69mi	3/3.0	1,758 (+10%)	1mo	$210,000	$119	46
7281 Fernwood Dr	0.67mi	4/2.0 (+1)	1,448 (-9%)	3mo	$266,500	$184	46
7336 Camelot Ct	0.57mi	4/3.0 (+1)	1,754 (+10%)	5mo	$259,000	$148	44

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-19,739
• Equity at exit: $28,777

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $686
• Equity at exit: $16,687

Cash invested: $54,040 (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 30296

• Rents YoY: 3.5%
• Active inventory: 142
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$220 /mo · $2,643/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $165

Break-even live

Break-even rent $1,662

Max offer price $193,000

Occupancy floor 86%

Sensitivity live

Price	-10% $274	-5% $219	+0% $165	+5% $110	+10% $55
Rent	-10% $17	-5% $91	+0% $165	+5% $238	+10% $312
Rate	-1.0pp $262	-0.5pp $214	base $165	+0.5pp $115	+1.0pp $64

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	45d	1	0.21mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	6d	1	0.24mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	45d	1	0.35mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	3d	1	0.37mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	25d	1	0.38mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	45d	25	0.41mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,457	$1.51	0d	30	0.45mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	0d	1	0.57mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	16d	1	0.57mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	45d	1	0.63mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	45d	1	0.65mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	22d	1	0.66mi
1327 Hollenbeck Ln Riverdale, GA	2.0	1.5	1360	$1,750	$1.29	0d	1	0.68mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	6d	1	0.68mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	25d	1	0.75mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	45d	1	0.81mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,735	$1.22	0d	1	0.81mi
8011 Trinity Park Dr Riverdale, GA	3.0	2.0	1320	$1,850	$1.40	0d	1	0.82mi
7683 Creekside Ln Riverdale, GA	3.0	2.5	1904	$1,800	$0.95	0d	1	0.82mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	25d	1	0.87mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	45d	1	0.87mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,800	$1.18	0d	1	0.88mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,715	$1.06	0d	1	0.91mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	6d	1	0.94mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	45d	1	0.95mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	46d	1	1.08mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,481	$1.66	0d	18	1.10mi
1124 Cliftwood Dr Riverdale, GA	4.0	3.0	1845	$2,165	$1.17	23d	1	1.13mi
1132 Cliftwood Dr Riverdale, GA	3.0	2.5	1616	$2,200	$1.36	45d	1	1.14mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	45d	1	1.15mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,915	$1.62	0d	1	1.15mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	45d	1	1.20mi
7398 Embassy Trce Riverdale, GA	4.0	2.5	2168	$2,300	$1.06	18d	1	1.22mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	6d	6	1.24mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	45d	1	1.24mi
8243 Creekridge Cir Riverdale, GA	4.0	2.0	1950	$2,300	$1.18	45d	1	1.27mi
8200 Webb Rd Riverdale, GA	3.0	2.0	1222	$1,741	$1.42	0d	1	1.27mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	3d	1	1.27mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	6d	1	1.29mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	45d	1	1.32mi

Listing history 18 events

1. 2026-06-21
   days on market $193,000 Active 80 DOM
2. 2026-06-18
   days on market $193,000 Active 77 DOM
3. 2026-06-17
   days on market $193,000 Active 76 DOM
4. 2026-06-16
   days on market $193,000 Active 75 DOM
5. 2026-06-15
   days on market $193,000 Active 74 DOM
6. 2026-06-13
   days on market $193,000 Active 72 DOM
7. 2026-06-09
   days on market $193,000 Active 68 DOM
8. 2026-06-08
   days on market $193,000 Active 67 DOM
9. 2026-06-07
   days on market $193,000 Active 66 DOM
10. 2026-06-04
    days on market $193,000 Active 63 DOM
11. 2026-06-03
    days on market $193,000 Active 62 DOM
12. 2026-06-02
    days on market $193,000 Active 61 DOM
13. 2026-06-01
    days on market $193,000 Active 60 DOM
14. 2026-05-31
    days on market $193,000 Active 59 DOM
15. 2026-04-15
    price $193,000 577-char remark

    Show marketing remark (577 chars)

    This 3-bedroom, 2-bath ranch sits on nearly two acres, offering a unique blend of space, privacy, and convenience. A charming country-style front porch sets the tone, while the detached garage and fenced backyard provide plenty of room for entertaining, outdoor living, or future improvements. Tucked away in a quiet setting that feels like country living, yet just minutes from shopping, dining, and major highways, this property offers the best of both worlds. With a little TLC, it presents a great opportunity for a homeowner or investor to make it their own and add value.

16. 2026-03-25
    listed $199,000 New 577-char remark

    Show marketing remark (577 chars)

    This 3-bedroom, 2-bath ranch sits on nearly two acres, offering a unique blend of space, privacy, and convenience. A charming country-style front porch sets the tone, while the detached garage and fenced backyard provide plenty of room for entertaining, outdoor living, or future improvements. Tucked away in a quiet setting that feels like country living, yet just minutes from shopping, dining, and major highways, this property offers the best of both worlds. With a little TLC, it presents a great opportunity for a homeowner or investor to make it their own and add value.

17. 2005-01-19
    soldstatus $126,900
18. 1997-03-24
    soldstatus $70,000

ⓘ 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: $2,643 · $220/mo
• Projected year-2 tax: $2,643 · $220/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 5/10 Major 6 d/yr ≥105°F today · 16 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: $22,440
• − Mortgage interest: −$10,811
• − Property taxes: −$2,643
• − Insurance: −$965
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,615
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,259/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): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 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: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+175.7% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $193,000 GAMLS
• 2026-03-25 Listed $199,000 GAMLS
• 2005-01-19 Sold (Public Records) $126,900 Public Records
• 1997-03-24 Sold (Public Records) $70,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,643 · -2.9% YoY. Source: county tax records.