70 Hager Dr · Riverdale, GA 30274

$170,000

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 16 Days on market

Built 1977 0.57 ac lot Est $203k · 16% under

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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 +24.6/30.0
• ARV discount +14.8/15.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• 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

Investor special! Spacious Three Bedrooms and Two baths, Bonus Room Included. Bring your renovation ideas and transform this property into a profitable investment or beautiful home. Excellent opportunity to add value through repairs and improvements. Sold as-is

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• Other: Lot about 0.57 acres
• Financial info: Listing offered As-Is; Acceptable financing: Cash or Conventional
• HOA & community: No HOA

Exterior

• Parking: Attached garage with room for 2 vehicles
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; 220 volt electric service; Cable, phone, and natural gas available; Underground utilities
• Home design: Single family house; Multi/split levels; Residential property; Built in 1977; Property listed in fixer condition
• Construction: Stone and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Deck; Porch; Back yard fencing (chain link and wood); Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Open living/dining combo; Bonus room; Gas log fireplace in family room; One fireplace in basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Callaway Elementary School (math 24% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 706 students, 90% FRL); 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); 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 40% 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 $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 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $170k implies a 127% 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 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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.
6. 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.
7. 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: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $203,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Antebellum Cir	0.25mi	3/2.0	1,320 (-2%)	3mo	$141,000	$107	82
113 Hager Dr	0.08mi	3/2.5	1,274 (-6%)	8mo	$260,000	$204	77
7673 Cloverdale Ln	0.24mi	3/1.5	1,320 (-2%)	8mo	$225,000	$170	76
235 Montego Cir	0.58mi	3/2.0	1,348 (-0%)	3mo	$195,900	$145	70
182 Iris Ct	0.51mi	3/2.0	1,310 (-3%)	4mo	$196,900	$150	68
240 Chase Woods Cir	0.56mi	3/2.0	1,295 (-4%)	1mo	$245,000	$189	66
169 Sedgefield	0.44mi	3/2.0	1,300 (-4%)	9mo	$215,200	$166	65
7629 Park Ln	0.63mi	3/2.0	1,263 (-7%)	11mo	$238,500	$189	51
7582 Smith Ct	0.60mi	3/2.0	1,521 (+12%)	2mo	$197,500	$130	50
7755 Chase Woods Dr	0.60mi	3/3.0	1,479 (+9%)	7mo	$119,000	$80	47
194 Lexington Ct	0.54mi	4/1.5 (+1)	1,536 (+13%)	7mo	$215,000	$140	39
161 Aaron Ct	0.46mi	4/1.5 (+1)	1,158 (-14%)	10mo	$170,000	$147	38

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,127
• Equity at exit: $25,348

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $9,972
• Equity at exit: $14,698

Cash invested: $47,600 (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: 189
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$891
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $352

Break-even live

Break-even rent $1,274

Max offer price $170,000

Occupancy floor 75%

Sensitivity live

Price	-10% $448	-5% $400	+0% $352	+5% $303	+10% $255
Rent	-10% $216	-5% $284	+0% $352	+5% $419	+10% $487
Rate	-1.0pp $437	-0.5pp $395	base $352	+0.5pp $307	+1.0pp $263

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	12d	1	0.30mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,405	$1.41	0d	37	0.31mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	6d	1	0.43mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,630	$1.54	0d	1	0.48mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	45d	1	0.48mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	45d	1	0.53mi
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	26d	1	0.56mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	22d	1	0.59mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	45d	1	0.69mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	6d	1	0.72mi
7725 Newbury Dr Jonesboro, GA	4.0	2.5	1844	$1,800	$0.98	45d	1	0.73mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	45d	1	0.75mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	45d	1	0.75mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	17d	1	0.77mi
8038 Flamingo Dr Jonesboro, GA	3.0	1.5	1178	$1,553	$1.32	26d	1	0.82mi
14 Cardinal Ln Jonesboro, GA	3.0	2.0	1118	$1,446	$1.29	0d	1	0.83mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	7d	1	0.88mi
53 Skylark Ln Jonesboro, GA	3.0	1.5	1176	$1,595	$1.36	26d	1	0.88mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,615	$1.48	0d	1	0.91mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,319	$1.40	0d	12	0.92mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,915	$1.62	0d	1	0.95mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	0d	15	1.02mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	5d	1	1.03mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,935	$1.35	0d	1	1.05mi
7438 Mockingbird Trl Riverdale, GA	4.0	3.0	1784	$1,925	$1.08	26d	1	1.05mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	3d	1	1.05mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	45d	1	1.06mi
537 Fielding Cir Riverdale, GA	3.0	1.0	1025	$1,465	$1.43	26d	1	1.09mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	4d	1	1.10mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	21d	1	1.12mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	14d	1	1.12mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	6d	1	1.13mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	26d	1	1.15mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	6d	1	1.16mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,481	$1.66	0d	18	1.17mi
8206 Huntington Dr Jonesboro, GA	3.0	2.0	1275	$1,520	$1.19	0d	1	1.18mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	14d	1	1.18mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	45d	1	1.19mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	6d	1	1.20mi
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	45d	1	1.21mi

Listing history 12 events

1. 2026-06-21
   statusdays on market $170,000 Active Under Contract 16 DOM
2. 2026-06-18
   days on market $170,000 Active 13 DOM
3. 2026-06-17
   days on market $170,000 Active 12 DOM
4. 2026-06-16
   days on market $170,000 Active 11 DOM
5. 2026-06-15
   days on market $170,000 Active 10 DOM
6. 2026-06-13
   days on market $170,000 Active 8 DOM
7. 2026-06-09
   days on market $170,000 Active 4 DOM
8. 2026-06-08
   days on market $170,000 Active 3 DOM
9. 2026-06-07
   statusdays on market $170,000 Active 2 DOM
10. 2026-06-03
    listing id $170,000 Coming Soon 1 DOM
11. 2026-06-01
    remarks 261-char remark
12. 2026-06-01
    listed $170,000 Coming Soon 1 DOM

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$1,038/yr (+$86/mo · 197.1%)

ⓘ 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 5 d/yr ≥105°F today · 13 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: $20,624
• − Mortgage interest: −$9,523
• − Property taxes: −$526
• − Insurance: −$850
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,945
• Taxable income: $1,479
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,863/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

+127.1% since first listed

2 events — show timeline

• 2026-06-01 Coming Soon $170,000 GAMLS
• 1993-02-02 Sold (Public Records) $74,866 Public Records

Property tax history

-5.0%/yr

Latest (2025): $526 · +1.9% YoY. Source: county tax records.