363 River Rd · Riverdale, GA 30236

$172,900

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 59 Days on market

Built 1966 0.33 ac lot $115/sqft · 25% below area Est $231k · 25% under

---

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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• 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

Amazing opportunity! This gorgeous home has everything you are looking for and more. This 4 bed, 2 bath features tons of sunlight, original hardwood floors, and fresh interior/exterior paint. Conveniently located near shopping, major highways and only 15 minutes from Atlanta Airport.

Key facts

• Nearby retail
• Dining areas
• Kitchen areas

Tags

• DEFINED LIVING AREAS
• DINING AREAS
• KITCHEN AREAS
• ACCESS TO MAJOR ROADWAYS
• LOCAL POINTS OF INTEREST
• NEARBY RETAIL

Property features AI

Finance

• Other: Lot about 0.33 acres; Public records used for area measurements
• Financial info: Listing offered 'As Is' and marked Real Estate Owned; Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association; Association does not include fees; Community features: sidewalks and street lights

Exterior

• Parking: Carport (attached); Parking pad; Open parking (1 total space)
• Utilities: Public water; Public sewer; Natural gas available; Water and sewer available
• Home design: Single-family house; One and one-half stories; Resale property
• Construction: Built in 1966; Brick construction; Composition roof; Partial basement foundation
• Exterior features: Sidewalks; Street lights; Other lot features

Interior

• Kitchen: Cooktop
• Bedrooms: 4 bedrooms (2 located on the lower level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (including 1 full bath on the lower level)
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Partial basement; Family room; Other interior features
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $67 ($806/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.5% in Riverdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Harper Elementary School (722 students, 90% FRL); Sequoyah Middle School (math 8% / reading 23%, grade F, #396 of 470 statewide, top 84%, 842 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• Market conditions: Rents rising (+2.1%/yr); 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($67k/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 59 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $130k; 33% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $231,361
• List price: $172,900
• Delta: -25.27%
• 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
6764 Brookwood Cir	0.30mi	3/2.0 (-1)	1,474 (-2%)	1mo	$168,500	$114	77
6673 Brookwood Cir	0.23mi	3/2.0 (-1)	1,504 (+0%)	8mo	$234,000	$156	77
123 Oldenburg Dr	0.48mi	4/2.0	1,465 (-2%)	8mo	$215,000	$147	67
200 Sunrise Cir	0.33mi	3/2.5 (-1)	1,407 (-6%)	5mo	$173,000	$123	63
463 Flint Trl	0.18mi	3/2.0 (-1)	1,381 (-8%)	12mo	$230,000	$167	63
371 Roxbury Dr	0.43mi	4/2.5	1,705 (+14%)	2mo	$247,000	$145	53
705 Georgetown Ln	0.68mi	3/2.5 (-1)	1,536 (+2%)	7mo	$215,000	$140	52
190 Sunrise Cir	0.34mi	3/1.5 (-1)	1,326 (-12%)	10mo	$170,000	$128	49
80 Crystal River Dr	0.58mi	4/2.0	1,352 (-10%)	12mo	$215,000	$159	47
730 Georgetown Ln	0.72mi	3/2.5 (-1)	1,568 (+4%)	10mo	$140,000	$89	44
6433 Ardmoor Dr	0.68mi	3/2.0 (-1)	1,358 (-10%)	11mo	$245,000	$180	39
37 Crystal River Dr	0.74mi	3/1.5 (-1)	1,275 (-15%)	13mo	$179,900	$141	23

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-25,122
• Equity at exit: $25,780

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-21,943
• Equity at exit: $14,949

Cash invested: $48,412 (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 30236

• Rents YoY: 2.1%
• Active inventory: 275
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$907
• Tax from tax record: −$334 /mo · $4,012/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $67

Break-even live

Break-even rent $1,662

Max offer price $172,900

Occupancy floor 91%

Sensitivity live

Price	-10% $165	-5% $116	+0% $67	+5% $18	+10% $-31
Rent	-10% $-71	-5% $-2	+0% $67	+5% $136	+10% $205
Rate	-1.0pp $154	-0.5pp $111	base $67	+0.5pp $22	+1.0pp $-23

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6763 Brookwood Cir Jonesboro, GA	3.0	1.5	1283	$1,391	$1.08	45d	1	0.27mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	45d	1	0.45mi
276 Upper Riverdale Rd Jonesboro, GA	1.0–3.0	1.0–2.5	1123	$1,656	$1.47	0d	4	0.55mi
672 Georgetown Ct Jonesboro, GA	3.0	2.5	1700	$1,700	$1.00	45d	1	0.56mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,500	$1.32	5d	8	0.62mi
6791 Gillis Ct Riverdale, GA	4.0	2.0	1500	$1,901	$1.27	23d	1	0.63mi
6726 Tara Blvd Jonesboro, GA	3.0	1.0–2.5	1147	$1,499	$1.31	14d	1	0.63mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	45d	1	0.64mi
6441 Dunmoor Dr Jonesboro, GA	5.0	3.5	1938	$3,000	$1.55	20d	1	0.68mi
6937 Doncaster Rd Jonesboro, GA	3.0	1.5	1800	$1,730	$0.96	6d	1	0.69mi
6748 Black Twig Ct Riverdale, GA	5.0	2.0	1850	$2,125	$1.15	7d	1	0.71mi
752 Georgetown Ct Jonesboro, GA	3.0	2.5	1548	$1,680	$1.09	7d	1	0.71mi
661 Sherwood Dr Jonesboro, GA	2.0–3.0	1.0–2.0	1184	$1,495	$1.26	45d	1	0.75mi
263 Roxbury Dr Riverdale, GA	3.0	2.0	1135	$1,585	$1.40	23d	1	0.82mi
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	45d	1	0.84mi
850 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.0–1.5	1040	$1,334	$1.28	0d	7	0.87mi
6265 W Lees Mill Rd Jonesboro, GA	1.0–3.0	1.0–2.0	1170	$1,701	$1.45	0d	18	0.89mi
855 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.5	1219	$1,249	$1.02	17d	5	0.90mi
855 Mount Zion Rd Apt C1 Jonesboro, GA	3.0	1.5	1280	$1,199	$0.94	7d	1	0.92mi
754 S Nottingham Rd Jonesboro, GA	3.0	1.0	1144	$1,500	$1.31	45d	1	0.93mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	45d	1	0.94mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	46d	1	0.98mi
152 Shenandoah Dr Riverdale, GA	3.0	2.5	1660	$1,631	$0.98	0d	1	0.99mi
161 Shenandoah Dr Riverdale, GA	3.0	2.5	1708	$1,900	$1.11	45d	1	1.00mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	45d	1	1.01mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	20d	1	1.01mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	23d	1	1.06mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	7d	1	1.07mi
221 Whipporwill Way Riverdale, GA	5.0	1.5	1588	$1,838	$1.16	0d	1	1.07mi
7438 Mockingbird Trl Riverdale, GA	4.0	3.0	1784	$1,925	$1.08	26d	1	1.07mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	14d	1	1.09mi
168 Ridge Trl Riverdale, GA	3.0	1.5	1176	$1,580	$1.34	0d	1	1.09mi
985 Mount Zion Rd Morrow, GA	2.0–3.0	1.5–2.0	1157	$1,243	$1.07	0d	8	1.09mi
6616 King George Way Morrow, GA	3.0	2.0	1200	$1,600	$1.33	45d	1	1.12mi
218 Ridge Trl Riverdale, GA	4.0	1.5	1826	$2,100	$1.15	7d	1	1.18mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	45d	1	1.21mi
626 Hickory Ct Forest Park, GA	3.0	2.0	1664	$1,595	$0.96	4d	1	1.22mi
850 King Rd Jonesboro, GA	3.0	2.0	1620	$1,545	$0.95	14d	1	1.22mi
865 Jett Rd Jonesboro, GA	5.0	2.5	1300	$1,600	$1.23	45d	1	1.31mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	22d	1	1.32mi

Listing history 30 events

1. 2026-06-21
   days on market $172,900 Active 59 DOM
2. 2026-06-18
   days on market $172,900 Active 56 DOM
3. 2026-06-17
   days on market $172,900 Active 55 DOM
4. 2026-06-16
   days on market $172,900 Active 54 DOM
5. 2026-06-15
   days on market $172,900 Active 53 DOM
6. 2026-06-13
   statusdays on market $172,900 Active 51 DOM
7. 2026-06-10
   pricestatus $172,900 Price Change 47 DOM
8. 2026-06-09
   days on market $179,900 Active 47 DOM
9. 2026-06-08
   days on market $179,900 Active 46 DOM
10. 2026-06-07
    days on market $179,900 Active 45 DOM
11. 2026-06-04
    days on market $179,900 Active 42 DOM
12. 2026-06-03
    days on market $179,900 Active 41 DOM
13. 2026-06-02
    days on market $179,900 Active 40 DOM
14. 2026-06-01
    days on market $179,900 Active 39 DOM
15. 2026-05-31
    days on market $179,900 Active 38 DOM
16. 2026-04-23
    listed $179,900 New 509-char remark
17. 2026-01-21
    soldstatus $130,000
18. 2026-01-05
    historical
19. 2025-11-14
    listed $265,000 New
20. 2022-08-04
    soldstatus $245,000
21. 2022-08-03
    soldstatus $245,000 Sold

    Show marketing remark (284 chars)

    Amazing opportunity! This gorgeous home has everything you are looking for and more. This 4 bed, 2 bath features tons of sunlight, original hardwood floors, and fresh interior/exterior paint. Conveniently located near shopping, major highways and only 15 minutes from Atlanta Airport.

22. 2022-07-13
    status Under Contract

    Show marketing remark (284 chars)

    Amazing opportunity! This gorgeous home has everything you are looking for and more. This 4 bed, 2 bath features tons of sunlight, original hardwood floors, and fresh interior/exterior paint. Conveniently located near shopping, major highways and only 15 minutes from Atlanta Airport.

23. 2022-07-07
    status Back On Market

    Show marketing remark (284 chars)

    Amazing opportunity! This gorgeous home has everything you are looking for and more. This 4 bed, 2 bath features tons of sunlight, original hardwood floors, and fresh interior/exterior paint. Conveniently located near shopping, major highways and only 15 minutes from Atlanta Airport.

24. 2022-07-06
    status Under Contract

    Show marketing remark (284 chars)

    Amazing opportunity! This gorgeous home has everything you are looking for and more. This 4 bed, 2 bath features tons of sunlight, original hardwood floors, and fresh interior/exterior paint. Conveniently located near shopping, major highways and only 15 minutes from Atlanta Airport.

25. 2022-07-01
    listed $229,000 New

    Show marketing remark (284 chars)

    Amazing opportunity! This gorgeous home has everything you are looking for and more. This 4 bed, 2 bath features tons of sunlight, original hardwood floors, and fresh interior/exterior paint. Conveniently located near shopping, major highways and only 15 minutes from Atlanta Airport.

26. 2022-06-10
    historical
27. 2022-06-02
    listed $220,000 New
28. 2007-06-08
    soldstatus $120,000
29. 1996-09-27
    soldstatus $72,795
30. 1990-08-03
    soldstatus $70,000

ⓘ 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: $4,012 · $334/mo
• Projected year-2 tax: $4,012 · $334/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 1/10 Low
• 🌡 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: $20,966
• − Mortgage interest: −$9,685
• − Property taxes: −$4,012
• − Insurance: −$864
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,030
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,281/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): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+147.0% since first listed

16 events — show timeline

• 2026-06-09 Price Changed $172,900 GAMLS
• 2026-04-23 Listed $179,900 GAMLS
• 2026-01-21 Sold (Public Records) $130,000 Public Records
• 2026-01-05 Listing Removed — GAMLS
• 2025-11-14 Listed $265,000 GAMLS
• 2022-08-04 Sold (Public Records) $245,000 Public Records
• 2022-08-03 Sold (MLS) $245,000 GAMLS
• 2022-07-13 Pending — GAMLS
• 2022-07-07 Relisted — GAMLS
• 2022-07-06 Pending — GAMLS
• 2022-07-01 Listed $229,000 GAMLS
• 2022-06-10 Listing Removed — GAMLS
• 2022-06-02 Listed $220,000 GAMLS
• 2007-06-08 Sold (Public Records) $120,000 Public Records
• 1996-09-27 Sold (Public Records) $72,795 Public Records
• 1990-08-03 Sold (Public Records) $70,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,012 · +2.5% YoY. Source: county tax records.