7788 Marabou Ln · Riverdale, GA 30274

$214,900

3 bd · 2.0 ba · 1,851 sqft · SingleFamily public records · 10 Days on market

Built 1975 0.30 ac lot Est $257k · 16% under

---

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 +14.9/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready three-bedroom, 1.5-bathroom home in the sought-after Quail Valley neighborhood. This home features a beautiful living room with vinyl and laminate flooring that flows into an inviting open floor plan. The updated kitchen boasts granite countertops and stainless-steel appliances, making it a functional and stylish space. The primary bedroom serves as a comfortable retreat, complete with a large walk-in closet and its own primary bathroom. Step outside to the fully fenced-in backyard, a true highlight of the property, featuring an expansive deck perfect for outdoor entertaining, gatherings, or simply relaxing. Ideally located, this home offers an easy commute with close proximity to I-85, I-285, and the Hartsfield-Jackson Atlanta International Airport, as well as major employment hubs like the Porsche Experience Center Atlanta. Enjoy being just minutes away from the McDonough Historic District and Downtown, offering a quaint feel with local shops, dining, galleries, and historic architecture. Schedule your private showing today!

Key facts

• Open floor plan
• Large walk-in closet
• Granite countertops

Tags

• QUAIL VALLEY NEIGHBORHOOD
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• FULLY FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: Carport (1 space), total 1 parking space
• Utilities: Public water; Public sewer; Electric service available; Cable available
• Home design: One and one-half levels; Resale property
• Construction: Frame and brick construction; Slab foundation; Other roof; Other additional structures
• Exterior features: Other exterior features; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Refrigerator; Microwave; Dishwasher
• Bedrooms: 3 upper-level bedrooms; Bedroom features: Other
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath with tub/shower combo
• Heating & cooling: Electric cooling
• Interior features: One fireplace; No common walls; Partial basement; Other interior features
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $60 ($726/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 $191k (11.0% below list).
• Recommended offer: $191k (11.0% below list) — sets the bar for 1% rule.

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: 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 (+1.3%/yr); 182 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 44% of the median local income ($52k/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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,169 (11.0% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $257,289
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Horseshoe Bnd	0.33mi	3/2.5	1,898 (+2%)	13mo	$263,800	$139	68
170 Saddleview Trl	0.27mi	3/2.5	2,036 (+10%)	2mo	$275,000	$135	67
5 Old Rountree Rd	0.20mi	3/2.5	1,612 (-13%)	5mo	$240,000	$149	63
249 Derby Dr	0.34mi	4/2.5 (+1)	2,008 (+8%)	3mo	$215,000	$107	61
198 Lucan Way	0.53mi	3/2.0	1,898 (+2%)	14mo	$216,000	$114	60
7543 Palmetto Way	0.47mi	4/3.0 (+1)	1,826 (-1%)	11mo	$299,999	$164	57
80 Rountree Rd	0.35mi	4/2.0 (+1)	1,624 (-12%)	4mo	$360,000	$222	55
7476 Ledgestone Ln	0.66mi	3/2.5	1,986 (+7%)	3mo	$265,000	$133	53
170 Timberland Trl	0.47mi	3/2.0	1,660 (-10%)	10mo	$180,000	$108	53
7934 Lundy Ct	0.53mi	4/3.0 (+1)	1,700 (-8%)	3mo	$260,000	$153	50
8053 Woodlake Dr	0.75mi	2/2.5 (-1)	1,860 (+0%)	11mo	$170,000	$91	48
175 Montego Cir	0.73mi	4/4.0 (+1)	2,058 (+11%)	12mo	$295,000	$143	24

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-34,178
• Equity at exit: $32,042

10-year hold

• IRR: -11.2%
• Equity multiple: 0.38×
• Total profit: $-37,523
• Equity at exit: $18,581

Cash invested: $60,172 (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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 182
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $60

Break-even live

Break-even rent $1,835

Max offer price $214,900

Occupancy floor 92%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7773 Antebellum Ln Riverdale, GA	4.0	2.5	2140	$2,025	$0.95	5d	1	0.12mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	10d	1	0.21mi
69 Hager Dr Riverdale, GA	4.0	2.5	1960	$2,061	$1.05	5d	1	0.29mi
152 Rountree Rd Riverdale, GA	4.0	3.0	2438	$2,100	$0.86	44d	1	0.51mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	44d	1	0.52mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	44d	1	0.74mi
7725 Newbury Dr Jonesboro, GA	4.0	2.5	1844	$1,800	$0.98	44d	1	0.76mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	0.77mi
7925 Woodlake Dr Riverdale, GA	3.0	2.5	2550	$1,795	$0.70	5d	1	0.77mi
7813 Newbury Dr Jonesboro, GA	4.0	2.5	2244	$2,235	$1.00	13d	1	0.77mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	0.78mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	0.79mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	0.82mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	20d	1	0.84mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	24d	1	0.87mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	21d	1	0.87mi
480 Paul St Riverdale, GA	3.0	2.0	2345	$2,200	$0.94	44d	1	0.88mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	5d	1	0.88mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	0.90mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	0.92mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	1d	18	0.95mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	5d	1	0.98mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	44d	1	0.98mi
8268 Dunellen Ln Jonesboro, GA	4.0	2.0	1352	$1,805	$1.34	44d	1	1.00mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	15d	1	1.03mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	24d	1	1.10mi
211 Dover Ct Jonesboro, GA	4.0	2.0	1900	$2,200	$1.16	44d	1	1.10mi
263 Elm Forest Way Riverdale, GA	4.0	3.0	2006	$2,173	$1.08	22d	1	1.21mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	5d	1	1.24mi
7438 Mockingbird Trl Riverdale, GA	4.0	3.0	1784	$1,925	$1.08	24d	1	1.27mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	5d	1	1.30mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	5d	1	1.33mi
678 Sterling Ct Riverdale, GA	4.0	3.0	2608	$1,750	$0.67	5d	1	1.41mi
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	44d	1	1.44mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	1.45mi
8141 Hynds Springs Ln Jonesboro, GA	3.0	2.0	1360	$1,715	$1.26	44d	1	1.46mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,713	$1.12	24d	1	1.47mi
293 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,900	$1.24	10d	1	1.49mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $214,900 Pending 10 DOM
2. 2026-06-09
   days on market $214,900 Active 7 DOM
3. 2026-06-08
   days on market $214,900 Active 6 DOM
4. 2026-06-07
   days on market $214,900 Active 5 DOM
5. 2026-06-04
   days on market $214,900 Active 2 DOM
6. 2026-06-02
   remarks 699-char remark

   Show marketing remark (1058 chars)

   Move-in ready three-bedroom, 1.5-bathroom home in the sought-after Quail Valley neighborhood. This home features a beautiful living room with vinyl and laminate flooring that flows into an inviting open floor plan. The updated kitchen boasts granite countertops and stainless-steel appliances, making it a functional and stylish space. The primary bedroom serves as a comfortable retreat, complete with a large walk-in closet and its own primary bathroom. Step outside to the fully fenced-in backyard, a true highlight of the property, featuring an expansive deck perfect for outdoor entertaining, gatherings, or simply relaxing. Ideally located, this home offers an easy commute with close proximity to I-85, I-285, and the Hartsfield-Jackson Atlanta International Airport, as well as major employment hubs like the Porsche Experience Center Atlanta. Enjoy being just minutes away from the McDonough Historic District and Downtown, offering a quaint feel with local shops, dining, galleries, and historic architecture. Schedule your private showing today!

7. 2026-06-02
   listed $214,900 Active 1 DOM

   Show marketing remark (1058 chars)

   Move-in ready three-bedroom, 1.5-bathroom home in the sought-after Quail Valley neighborhood. This home features a beautiful living room with vinyl and laminate flooring that flows into an inviting open floor plan. The updated kitchen boasts granite countertops and stainless-steel appliances, making it a functional and stylish space. The primary bedroom serves as a comfortable retreat, complete with a large walk-in closet and its own primary bathroom. Step outside to the fully fenced-in backyard, a true highlight of the property, featuring an expansive deck perfect for outdoor entertaining, gatherings, or simply relaxing. Ideally located, this home offers an easy commute with close proximity to I-85, I-285, and the Hartsfield-Jackson Atlanta International Airport, as well as major employment hubs like the Porsche Experience Center Atlanta. Enjoy being just minutes away from the McDonough Historic District and Downtown, offering a quaint feel with local shops, dining, galleries, and historic architecture. Schedule your private showing today!

ⓘ 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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/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 · 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: $22,940
• − Mortgage interest: −$12,038
• − Property taxes: −$2,799
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,252
• Taxable loss: −$2,893
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,420/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): 34,081
• Household income: $52,209
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2586.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 14% Two or more races 5% Asian 5% White 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 12% Vietnamese 2% Other Asian/Pacific 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: ▼ -57.82%
• Current HPI: 236.3592
• Rent YoY: ▲ 1.30%
• 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

+230.6% since first listed

11 events — show timeline

• 2026-06-02 Listed $214,900 FMLS
• 2026-06-02 Listed $214,900 GAMLS
• 2022-06-10 Sold (Public Records) $202,700 Public Records
• 2022-06-09 Pending — FMLS
• 2022-06-09 Sold (MLS) $202,700 GAMLS
• 2022-06-09 Sold (MLS) $202,700 FMLS
• 2022-05-19 Pending — GAMLS
• 2022-05-16 Listed $180,000 GAMLS
• 2022-05-16 Listed $180,000 FMLS
• 1991-06-03 Sold (Public Records) $63,391 Public Records
• 1987-12-16 Sold (Public Records) $65,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,799 · -1.8% YoY. Source: county tax records.