7038 Whitfield Dr · Riverdale, GA 30296

$155,000

3 bd · 3.0 ba · 1,500 sqft · SingleFamily public records · 7 Days on market

Built 1984 Est $228k · 32% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

GREAT FLOOR PLAN WITH SPACIOUS ROOMS AND DESIRABLE FLOOR PLAN. PERFECT LOCATION THAT IS CLOSE TO SHOPPING, DINING, AND INTERSTATES. PROPERTY SOLD AS IS. NO SELLER'S DISCLOSURE. PROOF OF FUNDS AND EARNEST MONEY REQUIRED WITH OFFER. AGENTS PLEASE NOTE: Agents must register as a User, enter the property address, and click on "Start Offer". Two: This property may qualify for Seller Financing (Vendee). Three: If Property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Garage
• Built 1984
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.6% 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); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7038 Whitfield Dr	0.00mi	3/2.5	1,500 (0%)	0mo	$165,000	$110	98
7280 Fernwood Dr	0.53mi	3/2.0	1,500 (0%)	8mo	$165,000	$110	65
1070 Salisbury Trl	0.44mi	3/2.0	1,422 (-5%)	8mo	$172,500	$121	60
7281 Fernwood Dr	0.52mi	4/2.0 (+1)	1,448 (-4%)	3mo	$266,500	$184	59
7037 Shangrila Trl	0.19mi	4/2.0 (+1)	1,718 (+14%)	1mo	$195,000	$114	57
1079 Salisbury Trl	0.41mi	3/2.0	1,400 (-7%)	12mo	$195,000	$139	56
1295 Brookvale Dr	0.31mi	3/2.0	1,716 (+14%)	4mo	$285,000	$166	54
1621 Hebron Ln	0.75mi	3/2.0	1,570 (+5%)	1mo	$170,000	$108	53
6832 Shangrila Way	0.38mi	3/2.0	1,323 (-12%)	12mo	$280,000	$212	49
7438 Chilton Ln	0.68mi	3/2.5	1,588 (+6%)	10mo	$241,000	$152	48
7256 Attache Way	0.64mi	3/2.0	1,592 (+6%)	10mo	$270,700	$170	48
1396 Huntsmen Gln	0.71mi	3/2.0	1,584 (+6%)	7mo	$287,000	$181	47

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $11,182
• Equity at exit: $23,111

10-year hold

• IRR: 16.4%
• Equity multiple: 2.37×
• Total profit: $59,451
• Equity at exit: $13,402

Cash invested: $43,400 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$813
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $554

Break-even live

Break-even rent $1,226

Max offer price $155,000

Occupancy floor 66%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,795	$1.17	2d	1	0.32mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	44d	1	0.38mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,750	$1.23	13d	1	0.43mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	24d	1	0.45mi
7045 Eden Ct Riverdale, GA	3.0	2.5	1976	$2,100	$1.06	44d	1	0.48mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	44d	1	0.55mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	2d	1	0.55mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	44d	1	0.57mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	5d	1	0.59mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	44d	1	0.61mi
6798 Collier Way Riverdale, GA	4.0	2.0	1900	$1,900	$1.00	24d	1	0.63mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	44d	1	0.70mi
1118 Quail Hunt Dr Riverdale, GA	4.0	2.5	2227	$2,100	$0.94	44d	1	0.73mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	5d	1	0.77mi
6635 Autumn West Dr Riverdale, GA	3.0	2.0	1728	$1,840	$1.06	24d	1	0.78mi
1645 Hebron Ln Unit Top Floor Riverdale, GA	3.0	2.0	1539	$2,400	$1.56	44d	1	0.80mi
6704 Amesbury Ln Riverdale, GA	3.0	2.0	1654	$1,985	$1.20	44d	1	0.80mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	2d	1	0.83mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	15d	1	0.91mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	21d	1	0.92mi
7398 Embassy Trce Riverdale, GA	4.0	2.5	2168	$2,300	$1.06	17d	1	0.94mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	24d	1	0.95mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	5d	1	0.98mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	44d	1	0.99mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	15d	1	1.00mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	44d	1	1.01mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	24d	1	1.01mi
1684 Regency Pl Riverdale, GA	3.0	2.0	2175	$2,035	$0.94	5d	1	1.02mi
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	44d	1	1.04mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,740	$1.07	2d	1	1.05mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	5d	1	1.11mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	44d	1	1.11mi
1109 Mary Lee Ct Riverdale, GA	3.0	2.5	1905	$1,900	$1.00	44d	1	1.12mi
6492 Meadow Lark Dr Riverdale, GA	4.0	3.0	2158	$2,260	$1.05	2d	1	1.20mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	44d	1	1.22mi
6616 Wellesley Dr Riverdale, GA	4.0	3.0	1652	$2,395	$1.45	22d	1	1.24mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	5d	1	1.44mi
6316 Steepleridge Ct Riverdale, GA	4.0	2.5	1634	$2,011	$1.23	5d	1	1.45mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	2d	12	1.47mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	13d	1	1.47mi

Listing history 6 events

1. 2026-04-14
   status Under Contract
2. 2026-04-03
   status Pending Offer Approval
3. 2026-03-26
   listed $155,000 New
4. 1999-07-16
   soldstatus $105,000
5. 1988-03-08
   soldstatus $86,100
6. 1984-10-26
   soldstatus $73,500

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$332/yr (+$28/mo · 30.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $23,122
• − Mortgage interest: −$8,682
• − Property taxes: −$1,094
• − Insurance: −$775
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,509
• Taxable income: $4,362
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $5,597/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

+110.9% since first listed

6 events — show timeline

• 2026-04-14 Pending — GAMLS
• 2026-04-03 Pending — GAMLS
• 2026-03-26 Listed $155,000 GAMLS
• 1999-07-16 Sold (Public Records) $105,000 Public Records
• 1988-03-08 Sold (Public Records) $86,100 Public Records
• 1984-10-26 Sold (Public Records) $73,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,094 · +7.6% YoY. Source: county tax records.