1009 Salisbury Trl · Riverdale, GA 30296

$159,900

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 163 Days on market

Built 1984 0.30 ac lot $105/sqft · 33% below area Est $239k · 33% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.7/10.0
• 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

Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

Key facts

• Spacious backyard
• Spacious kitchen
• Deck

Tags

• SPACIOUS KITCHEN
• COZY FIREPLACE
• SPACIOUS BACKYARD
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 rising (+3.5%/yr); 135 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 $5k 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 163 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask is 5230% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

• ARV (median comp): $238,667
• List price: $159,900
• Delta: -33.00%
• 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
7280 Fernwood Dr	0.20mi	3/2.0	1,500 (-1%)	8mo	$165,000	$110	82
1070 Salisbury Trl	0.11mi	3/2.0	1,422 (-7%)	8mo	$172,500	$121	77
868 Scott Rd	0.48mi	3/2.0	1,530 (+0%)	2mo	$245,000	$160	75
7281 Fernwood Dr	0.23mi	4/2.0 (+1)	1,448 (-5%)	3mo	$266,500	$184	74
1079 Salisbury Trl	0.14mi	3/2.0	1,400 (-8%)	12mo	$195,000	$139	70
7038 Whitfield Dr	0.54mi	3/2.5	1,500 (-1%)	0mo	$165,000	$110	70
7349 Exeter Ct	0.42mi	3/2.0	1,576 (+4%)	5mo	$228,999	$145	70
7513 Sugarcreek Dr	0.60mi	3/2.0	1,558 (+2%)	6mo	$300,000	$193	63
7438 Chilton Ln	0.57mi	3/2.5	1,588 (+4%)	10mo	$241,000	$152	56
7316 Caribou Trl	0.31mi	3/3.0	1,304 (-14%)	13mo	$279,000	$214	47
7037 Shangrila Trl	0.70mi	4/2.0 (+1)	1,718 (+13%)	1mo	$195,000	$114	40
6884 Shangrila Way	0.73mi	3/2.5	1,742 (+14%)	11mo	$299,500	$172	31

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,249
• Equity at exit: $23,842

10-year hold

• IRR: 7.8%
• Equity multiple: 1.61×
• Total profit: $27,319
• Equity at exit: $13,825

Cash invested: $44,772 (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: 135
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$839
• Tax from tax record: −$245 /mo · $2,946/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $323

Break-even live

Break-even rent $1,456

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	4d	1	0.08mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,750	$1.23	13d	1	0.10mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	44d	1	0.13mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	24d	1	0.18mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,795	$1.17	2d	1	0.27mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	44d	1	0.30mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	15d	1	0.38mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	21d	1	0.39mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	2d	1	0.41mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	2d	1	0.53mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	44d	1	0.66mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	24d	1	0.67mi
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	44d	1	0.68mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	44d	1	0.70mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	4d	1	0.77mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	44d	1	0.82mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	5d	1	0.94mi
7045 Eden Ct Riverdale, GA	3.0	2.5	1976	$2,100	$1.06	44d	1	0.96mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	24d	1	0.99mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	44d	1	0.99mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	44d	1	1.01mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	5d	1	1.01mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	4d	1	1.02mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,940	$1.64	5d	1	1.03mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	44d	1	1.04mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,740	$1.07	2d	1	1.04mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	44d	1	1.04mi
7398 Embassy Trce Riverdale, GA	4.0	2.5	2168	$2,300	$1.06	17d	1	1.12mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	13d	1	1.13mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	1.14mi
1118 Quail Hunt Dr Riverdale, GA	4.0	2.5	2227	$2,100	$0.94	44d	1	1.14mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	44d	25	1.15mi
6798 Collier Way Riverdale, GA	4.0	2.0	1900	$1,900	$1.00	24d	1	1.16mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,713	$1.12	24d	1	1.17mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	2d	12	1.18mi
387 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,795	$1.17	22d	1	1.21mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,462	$1.51	2d	30	1.21mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	5d	1	1.22mi
7067 Brookview Cir Riverdale, GA	4.0	3.0	1528	$1,850	$1.21	44d	1	1.24mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	15d	1	1.26mi

Listing history 37 events

1. 2026-06-18
   days on market $159,900 Active 163 DOM
2. 2026-06-17
   days on market $159,900 Active 162 DOM
3. 2026-06-16
   days on market $159,900 Active 161 DOM
4. 2026-06-15
   days on market $159,900 Active 160 DOM
5. 2026-06-13
   days on market $159,900 Active 158 DOM
6. 2026-06-09
   days on market $159,900 Active 154 DOM
7. 2026-06-08
   days on market $159,900 Active 153 DOM
8. 2026-06-07
   statusdays on market $159,900 Active 152 DOM
9. 2026-06-04
   days on market $159,900 Price Change 149 DOM
10. 2026-06-03
    pricestatusdays on market $159,900 Price Change 148 DOM
11. 2026-06-02
    days on market $169,900 Active 147 DOM
12. 2026-06-01
    days on market $169,900 Active 146 DOM
13. 2026-05-31
    days on market $169,900 Active 145 DOM
14. 2026-05-15
    status Back On Market 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

15. 2026-05-13
    status Under Contract 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

16. 2026-04-29
    listed $3,000
17. 2026-04-28
    historical $3,000
18. 2026-04-22
    listed $3,000
19. 2026-04-18
    status Back On Market 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

20. 2026-04-09
    status Under Contract 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

21. 2026-03-06
    price $169,900 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

22. 2026-01-23
    price $174,900 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

23. 2025-12-26
    listed $179,900 New 459-char remark

    Show marketing remark (459 chars)

    Welcome to this quaint and inviting home! The spacious kitchen offers ample storage and plenty of room for cooking and gathering. A cozy fireplace anchors the living room, creating a warm and welcoming space to relax. With three bedrooms and two bathrooms, the home provides comfortable accommodations for a variety of lifestyles. Step outside to a spacious backyard featuring a deck, perfect for entertaining, outdoor dining, or simply enjoying the outdoors.

24. 2022-02-16
    soldstatus $4,857,881
25. 2017-07-31
    soldstatus $2,566,600
26. 2016-11-01
    historical
27. 2016-10-18
    price $74,600
28. 2016-10-13
    price $90,600
29. 2016-10-03
    status Back on Market
30. 2016-10-01
    historical
31. 2016-09-06
    listed $95,400 New
32. 2014-05-01
    historical
33. 2013-12-07
    price $85,859 Increased
34. 2013-10-28
    listed $78,054 New
35. 1992-07-08
    soldstatus $61,589
36. 1988-07-29
    soldstatus $68,500
37. 1986-06-07
    soldstatus $57,900

ⓘ 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: $2,946 · $245/mo
• Projected year-2 tax: $2,946 · $245/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 6/10 Major FEMA zone X (unshaded) · 73% 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,383
• − Mortgage interest: −$8,957
• − Property taxes: −$2,946
• − Insurance: −$800
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$4,652
• Taxable income: $1,448
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,528/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

-94.8% since first listed

24 events — show timeline

• 2026-05-15 Relisted — GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-04-29 Listed for Rent $3,000 TURBOTENANT
• 2026-04-28 Rental Removed $3,000 TURBOTENANT
• 2026-04-22 Listed for Rent $3,000 TURBOTENANT
• 2026-04-18 Relisted — GAMLS
• 2026-04-09 Pending — GAMLS
• 2026-03-06 Price Changed $169,900 GAMLS
• 2026-01-23 Price Changed $174,900 GAMLS
• 2025-12-26 Listed $179,900 GAMLS
• 2022-02-16 Sold (Public Records) $4,857,881 Public Records
• 2017-07-31 Sold (Public Records) $2,566,600 Public Records
• 2016-11-01 Listing Removed — GAMLS
• 2016-10-18 Price Changed $74,600 GAMLS
• 2016-10-13 Price Changed $90,600 GAMLS
• 2016-10-03 Relisted — GAMLS
• 2016-10-01 Listing Removed — GAMLS
• 2016-09-06 Listed $95,400 GAMLS
• 2014-05-01 Listing Removed — GAMLS
• 2013-12-07 Price Changed $85,859 GAMLS
• 2013-10-28 Listed $78,054 GAMLS
• 1992-07-08 Sold (Public Records) $61,589 Public Records
• 1988-07-29 Sold (Public Records) $68,500 Public Records
• 1986-06-07 Sold (Public Records) $57,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,946 · -1.8% YoY. Source: county tax records.