1341 Bethaven Rd · Riverdale, GA 30296

$125,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 174 Days on market

Built 1983 0.68 ac lot Est $237k · 47% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 2-bath home on over half an acre in an established Riverdale neighborhood offers a spacious layout with vaulted ceilings, exposed beams, and a stone fireplace in the living area, plus French doors leading to a private rear deck. With an open living and dining space, a galley kitchen, and well-sized bedrooms, the home has great bones and just needs the right updates to truly shine. Whether you're an investor, a first-time buyer using renovation financing, or someone looking to create long-term rental income, there's strong potential here to build equity and value in a convenient location near schools, shopping, and commuter routes.

Key facts

• Galley kitchen
• Stone fireplace
• Private rear deck

Tags

• PRIVATE REAR DECK
• STONE FIREPLACE
• OPEN LIVING AND DINING SPACE
• GALLEY KITCHEN

Property features AI

Finance

• Other: Lot about 0.68 acre
• HOA & community: No HOA

Exterior

• Parking: Off-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; House; Resale property
• Construction: Built in 1983; Wood siding construction; Composition roof
• Exterior features: Cul-de-sac lot; Steep slope

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate shower; Vaulted ceilings; One-level living; Family room; Fireplace (1)
• Laundry & utility: Laundry area (other configuration)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Oliver Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 539 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents rising (+3.5%/yr); 142 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $125k implies a 317% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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: 1.50% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $237,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1490 Diplomat Dr	0.28mi	3/2.0	1,204 (-7%)	11mo	$250,000	$208	67
7316 Caribou Trl	0.43mi	3/3.0	1,304 (+1%)	13mo	$279,000	$214	64
1435 Winchester Trl	0.21mi	4/3.0 (+1)	1,324 (+3%)	16mo	$233,450	$176	63
7417 Fernwood Dr	0.58mi	3/2.0	1,226 (-5%)	4mo	$262,000	$214	61
1079 Salisbury Trl	0.51mi	3/2.0	1,400 (+8%)	12mo	$195,000	$139	52
1070 Salisbury Trl	0.52mi	3/2.0	1,422 (+10%)	8mo	$172,500	$121	52
6832 Shangrila Way	0.74mi	3/2.0	1,323 (+3%)	12mo	$280,000	$212	52
7281 Fernwood Dr	0.45mi	4/2.0 (+1)	1,448 (+12%)	3mo	$266,500	$184	51
7337 Czar Pl	0.62mi	3/2.0	1,461 (+13%)	1mo	$211,000	$144	48
7339 Indian Hill Trl	0.65mi	3/2.5	1,176 (-9%)	6mo	$156,000	$133	48
7356 Merlin Way	0.74mi	4/1.5 (+1)	1,201 (-7%)	18mo	$235,000	$196	32
7268 Merlin Way	0.69mi	4/2.5 (+1)	1,441 (+12%)	18mo	$255,000	$177	26

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $15,611
• Equity at exit: $18,638

10-year hold

• IRR: 20.7%
• Equity multiple: 2.80×
• Total profit: $62,962
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$656
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $546

Break-even live

Break-even rent $1,183

Max offer price $125,000

Occupancy floor 66%

Sensitivity live

Price	-10% $616	-5% $581	+0% $546	+5% $510	+10% $475
Rent	-10% $398	-5% $472	+0% $546	+5% $620	+10% $694
Rate	-1.0pp $609	-0.5pp $577	base $546	+0.5pp $513	+1.0pp $480

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	45d	1	0.33mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,800	$1.18	0d	1	0.37mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	45d	1	0.44mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	26d	1	0.47mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	45d	1	0.50mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,735	$1.22	0d	1	0.54mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	45d	1	0.57mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	26d	1	0.61mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	45d	1	0.61mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	45d	1	0.62mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,715	$1.06	0d	1	0.64mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	6d	1	0.65mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	26d	1	0.69mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	3d	1	0.70mi
1645 Hebron Ln Unit Top Floor Riverdale, GA	3.0	2.0	1539	$2,400	$1.56	45d	1	0.77mi
3040 Highway 138 SW Fayetteville, GA	3.0	1.0	991	$1,515	$1.53	0d	1	0.78mi
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	45d	1	0.83mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	45d	1	0.84mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	6d	1	0.87mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	3d	1	0.91mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	0d	1	0.96mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	17d	1	0.96mi
1327 Hollenbeck Ln Riverdale, GA	2.0	1.5	1360	$1,750	$1.29	0d	1	0.98mi
6704 Amesbury Ln Riverdale, GA	3.0	2.0	1654	$1,985	$1.20	45d	1	1.00mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	22d	1	1.00mi
6635 Autumn West Dr Riverdale, GA	3.0	2.0	1728	$1,840	$1.06	26d	1	1.07mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	7d	1	1.18mi
1000 Lake Ridge Pkwy Unit 0501 Riverdale, GA	2.0	2.0	1036	$1,414	$1.36	5d	1	1.26mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	45d	1	1.27mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	0d	1	1.27mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	3d	1	1.27mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	45d	25	1.28mi
1000 Lake Ridge Pkwy Riverdale, GA	2.0	2.0	1036	$1,610	$1.55	26d	1	1.28mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	6d	1	1.36mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	7d	1	1.40mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,457	$1.51	0d	30	1.41mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	17d	1	1.41mi

Listing history 32 events

1. 2026-04-22
   status Under Contract
2. 2026-04-06
   price $125,000
3. 2026-02-17
   price $130,000
4. 2026-01-06
   price $140,000
5. 2025-11-13
   price $150,000
6. 2025-10-29
   historical
7. 2025-10-09
   price $155,000
8. 2025-08-04
   listed $155,000 New
9. 2025-08-04
   listed $165,000 New
10. 2025-03-28
    historical
11. 2025-03-12
    price $169,000
12. 2025-02-25
    price $179,900
13. 2025-01-14
    price $189,900
14. 2025-01-01
    price $199,000
15. 2024-11-29
    listed $207,000 New
16. 2019-08-01
    historical
17. 2019-04-08
    listed $107,000 New
18. 2016-12-15
    soldstatus $30,000 Sold
19. 2016-12-15
    soldstatus $30,000 Sold
20. 2016-12-06
    historical Pending
21. 2016-12-04
    status Under Contract
22. 2016-10-28
    price $39,900
23. 2016-10-28
    price $39,900
24. 2016-10-11
    price $47,500
25. 2016-10-10
    price $47,500
26. 2016-09-08
    price $54,000
27. 2016-09-08
    price $54,000
28. 2016-08-08
    listed $61,000 Active
29. 2016-08-08
    listed $61,000 New
30. 1992-10-01
    soldstatus $65,033
31. 1992-09-01
    soldstatus $59,000
32. 1988-09-19
    soldstatus $59,000

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/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 7 d/yr ≥105°F today · 17 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: $22,490
• − Mortgage interest: −$7,002
• − Property taxes: −$2,728
• − Insurance: −$625
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$3,636
• Taxable income: $4,900
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $5,372/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

+111.9% since first listed

32 events — show timeline

• 2026-04-22 Pending — GAMLS
• 2026-04-06 Price Changed $125,000 GAMLS
• 2026-02-17 Price Changed $130,000 GAMLS
• 2026-01-06 Price Changed $140,000 GAMLS
• 2025-11-13 Price Changed $150,000 GAMLS
• 2025-10-29 Listing Removed — GAMLS
• 2025-10-09 Price Changed $155,000 GAMLS
• 2025-08-04 Listed $165,000 GAMLS
• 2025-08-04 Listed $155,000 GAMLS
• 2025-03-28 Listing Removed — GAMLS
• 2025-03-12 Price Changed $169,000 GAMLS
• 2025-02-25 Price Changed $179,900 GAMLS
• 2025-01-14 Price Changed $189,900 GAMLS
• 2025-01-01 Price Changed $199,000 GAMLS
• 2024-11-29 Listed $207,000 GAMLS
• 2019-08-01 Listing Removed — GAMLS
• 2019-04-08 Listed $107,000 GAMLS
• 2016-12-15 Sold (MLS) $30,000 GAMLS
• 2016-12-15 Sold (MLS) $30,000 FMLS
• 2016-12-06 Contingent — FMLS
• 2016-12-04 Pending — GAMLS
• 2016-10-28 Price Changed $39,900 GAMLS
• 2016-10-28 Price Changed $39,900 FMLS
• 2016-10-11 Price Changed $47,500 GAMLS
• 2016-10-10 Price Changed $47,500 FMLS
• 2016-09-08 Price Changed $54,000 GAMLS
• 2016-09-08 Price Changed $54,000 FMLS
• 2016-08-08 Listed $61,000 FMLS
• 2016-08-08 Listed $61,000 GAMLS
• 1992-10-01 Sold (Public Records) $65,033 Public Records
• 1992-09-01 Sold (Public Records) $59,000 Public Records
• 1988-09-19 Sold (Public Records) $59,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,728 · -4.3% YoY. Source: county tax records.