1043 Ascot Ct · Riverdale, GA 30296

$180,000

3 bd · 3.0 ba · 1,630 sqft · SingleFamily public records · 125 Days on market

Built 1977 6,577 sqft lot $110/sqft · 27% below area Est $248k · 27% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• 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 MLS

Your next home is just waiting for a personal touch and it's sitting on a quiet cul-de-sac. This 3 bed, 2.5 bath light fixer-upper is also the perfect flip or rental for investors, with solid bones, cosmetic-only work needed, straightforward sweat equity, and an after-repair value pushing into the high $200s. That's real margin. What more do you need? Not in the mood for a full renovation? Skip the heavy lift, do a quick refresh and have a tenant paying you rent next month. The charming wood exterior gives it instant curb appeal and character you can't fake, while inside you'll find a spacious kitchen ready for a budget-friendly glow-up and an attached one-car garage that buyers and renters both love. Whether you're an owner-occupant looking to make it yours from day one or an investor who wants to put this property to work immediately, the math works either way. Come see the potential for yourself.

Key facts

• Quiet cul-de-sac
• Spacious kitchen
• 6,577 sq ft lot

Tags

• QUIET CUL-DE-SAC
• CHARMING WOOD EXTERIOR
• SPACIOUS KITCHEN
• ATTACHED ONE-CAR GARAGE

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$247,612) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+3.5%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $54k; list at $180k implies a 233% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1977 — 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: 1.07% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $247,612
• List price: $180,000
• Delta: -27.31%
• 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
1039 River Bend Ct	0.24mi	4/3.0 (+1)	1,633 (+0%)	3mo	$295,000	$181	81
1115 Mary Lee Ct	0.16mi	4/2.0 (+1)	1,553 (-5%)	7mo	$253,000	$163	70
772 Verde Dr	0.53mi	3/3.0	1,602 (-2%)	7mo	$195,000	$122	67
6500 Wild Turkey Trl	0.31mi	3/2.0	1,530 (-6%)	9mo	$219,000	$143	64
6194 Golden Meadow Ct	0.42mi	3/1.0	1,678 (+3%)	7mo	$210,000	$125	62
742 Verde Dr	0.58mi	3/2.0	1,696 (+4%)	1mo	$260,000	$153	61
6549 Creekview Ct	0.50mi	3/2.5	1,566 (-4%)	9mo	$254,900	$163	60
945 King Rd	0.20mi	4/3.0 (+1)	1,860 (+14%)	4mo	$340,000	$183	58
6470 Meadow Lark Dr	0.29mi	4/3.0 (+1)	1,872 (+15%)	1mo	$279,000	$149	56
1038 River Bend Ct	0.27mi	4/2.0 (+1)	1,443 (-12%)	4mo	$164,900	$114	56
1174 Drawbridge Dr	0.42mi	3/2.0	1,428 (-12%)	3mo	$236,000	$165	53
1189 E Fayetteville Rd	0.62mi	4/2.0 (+1)	1,620 (-1%)	11mo	$210,000	$130	52

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,282
• Equity at exit: $26,839

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $16,394
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$944
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $263

Break-even live

Break-even rent $1,598

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Mary Lee Ct Riverdale, GA	3.0	2.5	1905	$1,900	$1.00	43d	1	0.11mi
6316 Steepleridge Ct Riverdale, GA	4.0	2.5	1634	$2,011	$1.23	5d	1	0.23mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	15d	1	0.26mi
6492 Meadow Lark Dr Riverdale, GA	4.0	3.0	2158	$2,260	$1.05	2d	1	0.29mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	5d	1	0.31mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	43d	1	0.33mi
6061 Pine View Ter Riverdale, GA	3.0	2.0	1508	$1,811	$1.20	2d	1	0.50mi
1118 Quail Hunt Dr Riverdale, GA	4.0	2.5	2227	$2,100	$0.94	43d	1	0.54mi
1146 E Fayetteville Rd Riverdale, GA	3.0	2.0	1590	$1,781	$1.12	12d	1	0.58mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	5d	1	0.60mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	43d	1	0.63mi
6181 Harkness Ct Riverdale, GA	4.0	2.0	1355	$2,099	$1.55	43d	1	0.65mi
6616 Wellesley Dr Riverdale, GA	4.0	3.0	1652	$2,395	$1.45	22d	1	0.73mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	0.73mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	43d	1	0.75mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	43d	21	0.75mi
6635 Autumn West Dr Riverdale, GA	3.0	2.0	1728	$1,840	$1.06	24d	1	0.78mi
654 Roy Huie Rd Unit 1 Riverdale, GA	2.0	1.0	1125	$1,250	$1.11	24d	1	0.83mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	5d	1	0.85mi
6215 Stimson Way Riverdale, GA	3.0	2.0	1384	$1,805	$1.30	2d	1	0.92mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	0.92mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	2d	12	0.96mi
6232 Lance Ln Riverdale, GA	3.0	2.0	1900	$1,959	$1.03	24d	1	0.98mi
504 Pinecrest Dr Riverdale, GA	4.0	2.0	1500	$1,700	$1.13	24d	1	1.00mi
1357 Heather Cir Riverdale, GA	3.0	2.0	1553	$1,794	$1.16	4d	1	1.01mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	2d	1	1.02mi
500 Denham St Riverdale, GA	3.0	2.0	1174	$2,400	$2.04	5d	1	1.03mi
6704 Amesbury Ln Riverdale, GA	3.0	2.0	1654	$1,985	$1.20	43d	1	1.03mi
6798 Collier Way Riverdale, GA	4.0	2.0	1900	$1,900	$1.00	24d	1	1.06mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	43d	9	1.08mi
1410 Willow Dr Riverdale, GA	3.0	2.0	1365	$1,599	$1.17	43d	1	1.11mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	1.12mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	2d	35	1.13mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	18d	9	1.14mi
1387 Cater Ln Riverdale, GA	4.0	2.5	2136	$2,095	$0.98	5d	1	1.14mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	43d	1	1.16mi
6476 Voyles Dr Unit 1 Riverdale, GA	2.0	1.0	1200	$2,250	$1.88	24d	1	1.17mi
6476 Voyles Dr Riverdale, GA	2.0	2.0	1200	$2,250	$1.88	22d	1	1.17mi
6055 Yellowood Ct Atlanta, GA	3.0	3.0	2014	$2,181	$1.08	12d	1	1.25mi
6433 Valley Brook Dr Riverdale, GA	4.0	2.0	2000	$2,500	$1.25	24d	1	1.26mi

Listing history 22 events

1. 2026-06-18
   days on market $180,000 Active 125 DOM
2. 2026-06-17
   days on market $180,000 Active 124 DOM
3. 2026-06-16
   days on market $180,000 Active 123 DOM
4. 2026-06-15
   days on market $180,000 Active 122 DOM
5. 2026-06-13
   days on market $180,000 Active 120 DOM
6. 2026-06-09
   days on market $180,000 Active 116 DOM
7. 2026-06-08
   days on market $180,000 Active 115 DOM
8. 2026-06-07
   days on market $180,000 Active 114 DOM
9. 2026-06-04
   days on market $180,000 Active 111 DOM
10. 2026-06-03
    days on market $180,000 Active 110 DOM
11. 2026-06-02
    days on market $180,000 Active 109 DOM
12. 2026-06-01
    days on market $180,000 Active 108 DOM
13. 2026-05-31
    days on market $180,000 Active 107 DOM
14. 2026-02-13
    listed $180,000 New 912-char remark

    Show marketing remark (912 chars)

    Your next home is just waiting for a personal touch and it's sitting on a quiet cul-de-sac. This 3 bed, 2.5 bath light fixer-upper is also the perfect flip or rental for investors, with solid bones, cosmetic-only work needed, straightforward sweat equity, and an after-repair value pushing into the high $200s. That's real margin. What more do you need? Not in the mood for a full renovation? Skip the heavy lift, do a quick refresh and have a tenant paying you rent next month. The charming wood exterior gives it instant curb appeal and character you can't fake, while inside you'll find a spacious kitchen ready for a budget-friendly glow-up and an attached one-car garage that buyers and renters both love. Whether you're an owner-occupant looking to make it yours from day one or an investor who wants to put this property to work immediately, the math works either way. Come see the potential for yourself.

15. 2026-02-13
    listed $180,000 Active 912-char remark

    Show marketing remark (912 chars)

    Your next home is just waiting for a personal touch and it's sitting on a quiet cul-de-sac. This 3 bed, 2.5 bath light fixer-upper is also the perfect flip or rental for investors, with solid bones, cosmetic-only work needed, straightforward sweat equity, and an after-repair value pushing into the high $200s. That's real margin. What more do you need? Not in the mood for a full renovation? Skip the heavy lift, do a quick refresh and have a tenant paying you rent next month. The charming wood exterior gives it instant curb appeal and character you can't fake, while inside you'll find a spacious kitchen ready for a budget-friendly glow-up and an attached one-car garage that buyers and renters both love. Whether you're an owner-occupant looking to make it yours from day one or an investor who wants to put this property to work immediately, the math works either way. Come see the potential for yourself.

16. 2025-09-04
    historical $1,700
17. 2025-07-26
    listed $1,700
18. 2014-05-01
    historical
19. 2014-04-25
    price $80,000 Reduced
20. 2014-03-13
    listed $86,000 New
21. 1993-03-09
    soldstatus $54,079
22. 1987-03-20
    soldstatus $70,900

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/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 5/10 Major 7 d/yr ≥104°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: $23,175
• − Mortgage interest: −$10,083
• − Property taxes: −$2,921
• − Insurance: −$900
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,236
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,081/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

• Census place: Riverdale, GA
• 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

+153.9% since first listed

9 events — show timeline

• 2026-02-13 Listed $180,000 FMLS
• 2026-02-13 Listed $180,000 GAMLS
• 2025-09-04 Rental Removed $1,700 SUNRENTALS
• 2025-07-26 Listed for Rent $1,700 SUNRENTALS
• 2014-05-01 Listing Removed — GAMLS
• 2014-04-25 Price Changed $80,000 GAMLS
• 2014-03-13 Listed $86,000 GAMLS
• 1993-03-09 Sold (Public Records) $54,079 Public Records
• 1987-03-20 Sold (Public Records) $70,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,921 · +31.8% YoY. Source: county tax records.