764 Trailwood Dr · Riverdale, GA 30274

$179,900

4 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 10 Days on market

Built 1974 0.43 ac lot $112/sqft · 26% below area Est $242k · 26% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• 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 MLS

Two Kitchens! Yes, Great for any sized family. This home sits quietly on a beautiful ,oversized corner lot. Welcome to this spacious 4-bedroom, 3-bathroom home full of opportunity and potential! Situated on an oversized corner lot with a large private backyard, this property offers the perfect setup for first-time home buyers, savvy investors, or multi-generational living. Inside, you'll find multiple living spaces including a family room, separate living room, and a bright eat-in kitchen overlooking the dining area and patio - ideal for entertaining and everyday living. The finished basement features its own private entrance with no entry steps, a full bathroom, and a second kitchen, creating the perfect setup for extended family, guests, or a potential income-producing space. Step outside to enjoy the expansive backyard complete with a playground and plenty of room to create your own outdoor oasis. With a little elbow grease, this home can truly shine and offers endless possibilities for customization and added value. Whether you're looking for space, flexibility, investment potential, or a home that can grow with your family, this property checks all the boxes!

Key facts

• Oversized corner lot
• Two kitchens
• Finished basement

Tags

• TWO KITCHENS
• OVERSIZED CORNER LOT
• LARGE PRIVATE BACKYARD
• MULTIPLE LIVING SPACES
• FINISHED BASEMENT
• PRIVATE ENTRANCE

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Underground utilities; Other utilities
• Home design: One-and-a-half story; Resale property
• Construction: Brick construction; Composition roof; Foundation: see remarks
• Exterior features: Private yard; Rear stairs; Deck; Back yard fencing

Interior

• Kitchen: Breakfast room; Country-style / eat-in kitchen; Second kitchen; Cabinets; Dishwasher; Electric cooktop
• Bedrooms: Oversized master; Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Three full bathrooms total; Two full baths on the upper level, one full bath on the lower level; Master bath has shower-only configuration
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Beamed ceilings; Wood-frame windows; No shared/common walls; Finished daylight basement with driveway access
• Laundry & utility: Laundry located in a common area; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• 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 (+1.3%/yr); 182 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 44% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

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 $179,900

Questions for the listing agent

1. Built in 1974 — 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: 1.07% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (median comp): $241,963
• List price: $179,900
• Delta: -25.65%
• 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
764 Trailwood Dr	0.00mi	4/3.0	1,612 (0%)	1mo	$170,000	$105	95
661 Oak Dr	0.37mi	4/3.0	1,580 (-2%)	12mo	$230,000	$146	66
690 Trailwood Dr	0.14mi	4/3.0	1,839 (+14%)	3mo	$271,350	$148	63
8455 Cedar Creek Rdg	0.68mi	3/2.0 (-1)	1,575 (-2%)	2mo	$205,000	$130	58
8249 Creekline Ct	0.70mi	3/2.0 (-1)	1,620 (+0%)	9mo	$225,000	$139	54
408 Park Ridge Cir	0.65mi	3/2.0 (-1)	1,525 (-5%)	4mo	$237,500	$156	52
8310 Meridian Dr	0.44mi	3/2.0 (-1)	1,477 (-8%)	11mo	$206,000	$139	52
530 Wexwood Dr	0.54mi	3/2.5 (-1)	1,751 (+9%)	5mo	$245,000	$140	49
8463 Alden Dr	0.47mi	3/2.0 (-1)	1,448 (-10%)	15mo	$170,000	$117	43
391 Park Ridge Cir	0.70mi	3/2.0 (-1)	1,782 (+10%)	3mo	$282,000	$158	42
8541 Glendevon Ct	0.71mi	3/2.5 (-1)	1,812 (+12%)	14mo	$275,000	$152	27
8168 Spring Ct	0.72mi	3/2.0 (-1)	1,370 (-15%)	14mo	$258,000	$188	24

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-16,169
• Equity at exit: $26,824

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-5,891
• Equity at exit: $15,554

Cash invested: $50,372 (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: 182
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$943
• Tax from tax record: −$243 /mo · $2,915/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $254

Break-even live

Break-even rent $1,597

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
693 Oak Dr Riverdale, GA	4.0	2.5	1325	$1,825	$1.38	5d	1	0.30mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.62mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	44d	1	0.62mi
1124 Cliftwood Dr Riverdale, GA	4.0	3.0	1845	$2,165	$1.17	22d	1	0.67mi
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	5d	1	0.68mi
8406 Red Cedar Way Riverdale, GA	3.0	2.0	2168	$2,250	$1.04	4d	1	0.68mi
1132 Cliftwood Dr Riverdale, GA	3.0	2.5	1616	$2,200	$1.36	44d	1	0.69mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	24d	1	0.74mi
785 Redland Dr Jonesboro, GA	4.0	2.0	1496	$1,935	$1.29	13d	1	0.78mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	0.78mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.79mi
8641 Thomas Ln Riverdale, GA	4.0	3.0	1540	$1,863	$1.21	5d	1	0.80mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	24d	1	0.80mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	24d	1	0.81mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.81mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.81mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.81mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	24d	1	0.82mi
8243 Creekridge Cir Riverdale, GA	4.0	2.0	1950	$2,300	$1.18	44d	1	0.83mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.87mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	44d	25	0.89mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	0.91mi
779 Edenton Ct Jonesboro, GA	3.0	2.5	2165	$1,700	$0.79	20d	1	0.92mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.94mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	44d	1	0.95mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.95mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	24d	1	0.96mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	20d	1	1.00mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	24d	1	1.01mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,315	$1.39	1d	12	1.01mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	44d	1	1.04mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	4d	1	1.05mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	1.06mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	22d	1	1.12mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	1.13mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	1.26mi
8837 Wesley Pl Jonesboro, GA	4.0	2.0	1899	$2,041	$1.07	44d	1	1.27mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	4d	1	1.29mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	1.30mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	1.30mi

Listing history 11 events

1. 2026-05-12
   status Under Contract 1185-char remark

   Show marketing remark (1185 chars)

   Two Kitchens! Yes, Great for any sized family. This home sits quietly on a beautiful ,oversized corner lot. Welcome to this spacious 4-bedroom, 3-bathroom home full of opportunity and potential! Situated on an oversized corner lot with a large private backyard, this property offers the perfect setup for first-time home buyers, savvy investors, or multi-generational living. Inside, you'll find multiple living spaces including a family room, separate living room, and a bright eat-in kitchen overlooking the dining area and patio - ideal for entertaining and everyday living. The finished basement features its own private entrance with no entry steps, a full bathroom, and a second kitchen, creating the perfect setup for extended family, guests, or a potential income-producing space. Step outside to enjoy the expansive backyard complete with a playground and plenty of room to create your own outdoor oasis. With a little elbow grease, this home can truly shine and offers endless possibilities for customization and added value. Whether you're looking for space, flexibility, investment potential, or a home that can grow with your family, this property checks all the boxes!

2. 2026-05-11
   status Pending 1203-char remark
3. 2026-05-01
   listed $179,900 New 1185-char remark

   Show marketing remark (1185 chars)

   Two Kitchens! Yes, Great for any sized family. This home sits quietly on a beautiful ,oversized corner lot. Welcome to this spacious 4-bedroom, 3-bathroom home full of opportunity and potential! Situated on an oversized corner lot with a large private backyard, this property offers the perfect setup for first-time home buyers, savvy investors, or multi-generational living. Inside, you'll find multiple living spaces including a family room, separate living room, and a bright eat-in kitchen overlooking the dining area and patio - ideal for entertaining and everyday living. The finished basement features its own private entrance with no entry steps, a full bathroom, and a second kitchen, creating the perfect setup for extended family, guests, or a potential income-producing space. Step outside to enjoy the expansive backyard complete with a playground and plenty of room to create your own outdoor oasis. With a little elbow grease, this home can truly shine and offers endless possibilities for customization and added value. Whether you're looking for space, flexibility, investment potential, or a home that can grow with your family, this property checks all the boxes!

4. 2026-05-01
   listed $179,900 Active 1203-char remark

   Show marketing remark (1185 chars)

   Two Kitchens! Yes, Great for any sized family. This home sits quietly on a beautiful ,oversized corner lot. Welcome to this spacious 4-bedroom, 3-bathroom home full of opportunity and potential! Situated on an oversized corner lot with a large private backyard, this property offers the perfect setup for first-time home buyers, savvy investors, or multi-generational living. Inside, you'll find multiple living spaces including a family room, separate living room, and a bright eat-in kitchen overlooking the dining area and patio - ideal for entertaining and everyday living. The finished basement features its own private entrance with no entry steps, a full bathroom, and a second kitchen, creating the perfect setup for extended family, guests, or a potential income-producing space. Step outside to enjoy the expansive backyard complete with a playground and plenty of room to create your own outdoor oasis. With a little elbow grease, this home can truly shine and offers endless possibilities for customization and added value. Whether you're looking for space, flexibility, investment potential, or a home that can grow with your family, this property checks all the boxes!

5. 2018-01-12
   soldstatus $63,000
6. 2018-01-10
   soldstatus $63,000 Sold

   Show marketing remark (4 chars)

   None

7. 2017-12-31
   price $63,000

   Show marketing remark (4 chars)

   None

8. 2017-12-30
   status Under Contract

   Show marketing remark (4 chars)

   None

9. 2017-12-08
   listed $67,000 New

   Show marketing remark (4 chars)

   None

10. 1998-06-02
    soldstatus $92,000
11. 1998-06-02
    soldstatus $92,000

ⓘ 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: $2,915 · $243/mo
• Projected year-2 tax: $2,915 · $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 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: $23,015
• − Mortgage interest: −$10,077
• − Property taxes: −$2,915
• − Insurance: −$900
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$5,233
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,997/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

+84.8% since first listed

13 events — show timeline

• 2026-05-20 Sold (MLS) $170,000 GAMLS
• 2026-05-20 Sold (MLS) $170,000 FMLS
• 2026-05-12 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-05-01 Listed $179,900 GAMLS
• 2026-05-01 Listed $179,900 FMLS
• 2018-01-12 Sold (Public Records) $63,000 Public Records
• 2018-01-10 Sold (MLS) $63,000 GAMLS
• 2017-12-31 Price Changed $63,000 GAMLS
• 2017-12-30 Pending — GAMLS
• 2017-12-08 Listed $67,000 GAMLS
• 1998-06-02 Sold (Public Records) $92,000 Public Records
• 1998-06-02 Sold (Public Records) $92,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,915 · -3.3% YoY. Source: county tax records.