743 Summer Chase Dr · Riverdale, GA 30238

$160,000

4 bd · 2.0 ba · 1,469 sqft · SingleFamily public records · 128 Days on market

Built 1979 $109/sqft · 35% below area Est $247k · 35% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Fixer Upper!

Key facts

• Built 1979
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $341 ($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 8.9% 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 (+2.1%/yr); 259 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 36% of the median local income ($62k/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 128 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.
• Current owner paid $73k; list at $160k implies a 119% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (median comp): $246,860
• List price: $160,000
• Delta: -35.19%
• 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
616 Country Lane Dr	0.29mi	4/2.0	1,488 (+1%)	2mo	$215,000	$144	82
8970 Saddlewood Dr	0.14mi	3/2.5 (-1)	1,528 (+4%)	4mo	$185,000	$121	76
815 Darlington Dr	0.26mi	3/2.0 (-1)	1,517 (+3%)	7mo	$247,000	$163	72
8949 Raven Dr	0.23mi	4/2.0	1,250 (-15%)	2mo	$240,000	$192	63
8737 Edenton Way	0.46mi	3/2.0 (-1)	1,392 (-5%)	4mo	$241,500	$173	61
9240 Sunset Dr	0.55mi	3/2.0 (-1)	1,534 (+4%)	1mo	$220,000	$143	61
8865 Raven Dr	0.18mi	3/2.0 (-1)	1,252 (-15%)	1mo	$144,000	$115	61
8896 Wellston Ct	0.53mi	4/2.0	1,616 (+10%)	2mo	$261,000	$162	57
8680 Redland Ct	0.55mi	3/2.0 (-1)	1,362 (-7%)	1mo	$181,000	$133	56
9319 Forest Knoll Dr	0.68mi	3/2.0 (-1)	1,500 (+2%)	7mo	$184,000	$123	54
714 Chatham Trl	0.31mi	3/2.0 (-1)	1,668 (+14%)	6mo	$188,500	$113	53
1089 Brandon Hill Way	0.75mi	3/2.0 (-1)	1,250 (-15%)	4mo	$179,000	$143	32

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,922
• Equity at exit: $23,857

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $15,910
• Equity at exit: $13,834

Cash invested: $44,800 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 259
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$839
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $341

Break-even live

Break-even rent $1,459

Max offer price $160,000

Occupancy floor 77%

Sensitivity live

Price	-10% $432	-5% $386	+0% $341	+5% $296	+10% $250
Rent	-10% $192	-5% $266	+0% $341	+5% $416	+10% $490
Rate	-1.0pp $422	-0.5pp $382	base $341	+0.5pp $300	+1.0pp $257

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	44d	1	0.14mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,400	$1.08	0d	1	0.21mi
8983 Habersham Dr Jonesboro, GA	4.0	2.0	1770	$1,910	$1.08	45d	1	0.25mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	6d	1	0.25mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	44d	1	0.26mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	0.26mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	0.31mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	44d	1	0.34mi
603 Chatham Trl Jonesboro, GA	5.0	4.0	1822	$2,381	$1.31	0d	1	0.48mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.59mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.59mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	13d	1	0.61mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	25d	1	0.61mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.63mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.67mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,738	$1.14	0d	1	0.70mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,828	$1.19	0d	1	0.70mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.71mi
407 Churchill Ct Jonesboro, GA	3.0	2.5	1662	$1,800	$1.08	0d	1	0.72mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,643	$1.07	0d	1	0.72mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	23d	1	0.73mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	44d	1	0.75mi
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	6d	1	0.75mi
1022 Brandon Hill Way Jonesboro, GA	3.0	2.0	1022	$1,600	$1.57	0d	1	0.76mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	25d	1	0.76mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,628	$1.06	0d	1	0.77mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.79mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.80mi
9375 Woodknoll Way Jonesboro, GA	3.0	2.0	1558	$1,841	$1.18	44d	1	0.80mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.89mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,731	$1.28	0d	1	0.90mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	6d	1	0.91mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	25d	1	0.94mi
566 Brookfield Way Jonesboro, GA	3.0	2.0	1432	$1,500	$1.05	44d	1	0.97mi
505 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,655	$1.18	25d	1	0.98mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	1.01mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	25d	1	1.04mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,720	$1.23	0d	1	1.05mi
161 Sterling Ridge Dr Riverdale, GA	4.0	2.0	1686	$1,495	$0.89	25d	1	1.10mi
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	6d	1	1.10mi

Listing history 30 events

1. 2026-06-03
   statusdays on market $160,000 Under Contract 128 DOM
2. 2026-06-02
   days on market $160,000 Active 127 DOM
3. 2026-06-01
   days on market $160,000 Active 126 DOM
4. 2026-05-31
   days on market $160,000 Active 125 DOM
5. 2026-03-25
   status Back On Market 30-char remark

   Show marketing remark (30 chars)

   Investor special! Fixer Upper!

6. 2026-03-19
   status Under Contract 30-char remark

   Show marketing remark (30 chars)

   Investor special! Fixer Upper!

7. 2026-02-10
   status Back On Market 30-char remark

   Show marketing remark (30 chars)

   Investor special! Fixer Upper!

8. 2026-01-07
   status Under Contract 30-char remark

   Show marketing remark (30 chars)

   Investor special! Fixer Upper!

9. 2025-12-12
   listed $160,000 New 30-char remark

   Show marketing remark (30 chars)

   Investor special! Fixer Upper!

10. 2018-05-11
    soldstatus $73,000
11. 2018-05-08
    soldstatus $73,000 Sold 123-char remark

    Show marketing remark (123 chars)

    Tenant occupied investment opportunity. Do no disturb tenant. Showing during due diligence only. Sold "as is".

12. 2018-04-09
    status Under Contract 123-char remark

    Show marketing remark (123 chars)

    Tenant occupied investment opportunity. Do no disturb tenant. Showing during due diligence only. Sold "as is".

13. 2018-03-29
    status Back on Market 123-char remark

    Show marketing remark (123 chars)

    Tenant occupied investment opportunity. Do no disturb tenant. Showing during due diligence only. Sold "as is".

14. 2018-03-12
    status Under Contract 123-char remark

    Show marketing remark (123 chars)

    Tenant occupied investment opportunity. Do no disturb tenant. Showing during due diligence only. Sold "as is".

15. 2018-03-06
    listed $79,000 New 123-char remark

    Show marketing remark (123 chars)

    Tenant occupied investment opportunity. Do no disturb tenant. Showing during due diligence only. Sold "as is".

16. 2014-10-31
    price $22,100
17. 2013-01-24
    price $22,100
18. 2012-07-23
    soldstatus $55,000
19. 2012-06-11
    soldstatus $22,100 Sold
20. 2012-06-07
    historical
21. 2012-06-05
    price $55,000
22. 2012-05-15
    listed $55,000 New
23. 2012-04-13
    soldstatus $22,100 Sold
24. 2012-04-09
    historical
25. 2012-03-28
    price $23,500
26. 2012-02-15
    listed $23,500 New
27. 2003-10-08
    soldstatus $88,800
28. 1999-10-07
    soldstatus $88,800
29. 1994-09-19
    soldstatus $64,900
30. 1981-05-15
    soldstatus $45,515

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $2,964 · $247/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 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,690
• − Mortgage interest: −$8,962
• − Property taxes: −$2,964
• − Insurance: −$800
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,655
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,689/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): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1%

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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+251.5% since first listed

26 events — show timeline

• 2026-03-25 Relisted — GAMLS
• 2026-03-19 Pending — GAMLS
• 2026-02-10 Relisted — GAMLS
• 2026-01-07 Pending — GAMLS
• 2025-12-12 Listed $160,000 GAMLS
• 2018-05-11 Sold (Public Records) $73,000 Public Records
• 2018-05-08 Sold (MLS) $73,000 GAMLS
• 2018-04-09 Pending — GAMLS
• 2018-03-29 Relisted — GAMLS
• 2018-03-12 Pending — GAMLS
• 2018-03-06 Listed $79,000 GAMLS
• 2014-10-31 Price Changed $22,100 GAMLS
• 2013-01-24 Price Changed $22,100 GAMLS
• 2012-07-23 Sold (Public Records) $55,000 Public Records
• 2012-06-11 Sold (MLS) $22,100 GAMLS
• 2012-06-07 Listing Removed — GAMLS
• 2012-06-05 Price Changed $55,000 GAMLS
• 2012-05-15 Listed $55,000 GAMLS
• 2012-04-13 Sold (MLS) $22,100 GAMLS
• 2012-04-09 Listing Removed — GAMLS
• 2012-03-28 Price Changed $23,500 GAMLS
• 2012-02-15 Listed $23,500 GAMLS
• 2003-10-08 Sold (Public Records) $88,800 Public Records
• 1999-10-07 Sold (Public Records) $88,800 Public Records
• 1994-09-19 Sold (Public Records) $64,900 Public Records
• 1981-05-15 Sold (Public Records) $45,515 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,964 · -3.6% YoY. Source: county tax records.