6878 Tara Oaks Dr · Riverdale, GA 30274

$157,000

2 bd · 2.0 ba · 1,158 sqft · Townhouse public records · 73 Days on market

Built 2006 5,662 sqft lot $136/sqft · 12% below area Est $180k · 13% under $60/mo HOA · 4% of rent ↓ 7% since listing

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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 +20.4/30.0
• ARV discount +13.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• 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

Charming 2 bedrooms 2 bath unit in 55+ senior living community for those seeking one-level living Features spacious family / dining room, kitchen with ample cabinets space, walk-in closet and single garage. Fixer Needs some Repairs/TLC to bring to full potential. Property is Vacant. AS-IS Sale. Seller will not make repairs or provide a survey, inspection report, warranty, or certificate of occupancy. Buyer and buyer's agent are responsible for conducting all due diligence. Please note: No utilities will be activated for inspections or evaluation of the property. No Assignments or "Subject To" or Seller Financing

Key facts

• $60 HOA
• Garage
• Built 2006

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $157k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (1.0% below list).
• Recommended offer: $148k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+1.3%/yr); 182 active listings in the ZIP; 38 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 36% 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 73 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $147,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $180,341
• List price: $157,000
• Delta: -12.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6876 Tara Oaks Dr	0.01mi	2/2.0	1,105 (-5%)	20mo	$168,000	$152	75
390 Brookview Dr	0.70mi	2/2.5	1,152 (-0%)	2mo	$185,000	$161	63
7109 Brookview Way	0.67mi	2/2.5	1,112 (-4%)	7mo	$160,000	$144	54
7112 Brookview Way	0.68mi	2/2.5	1,112 (-4%)	8mo	$160,000	$144	54

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-14,988
• Equity at exit: $23,409

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-6,634
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$823
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$65
• HOA: −$60
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $205

Break-even live

Break-even rent $1,294

Max offer price $157,000

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	44d	3	0.36mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	912	$1,001	$1.10	3d	6	0.36mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	5d	1	0.49mi
501 Roberts Dr Riverdale, GA	1.0	1.0	810	$1,110	$1.37	44d	1	0.60mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,194	$1.17	2d	12	0.60mi
501 Roberts Dr Riverdale, GA	2.0	2.0	1028	$1,144	$1.11	24d	1	0.60mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	0.71mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	4d	1	0.75mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	5d	1	0.77mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	15d	1	0.79mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	3d	1	0.81mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,750	$1.23	13d	1	0.81mi
500 Denham St Riverdale, GA	3.0	2.0	1174	$2,400	$2.04	5d	1	0.81mi
363 Upper Riverdale Rd SW Riverdale, GA	1.0–2.0	1.0	842	$1,149	$1.36	21d	3	0.83mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	4d	1	0.83mi
6631 Baldwin Ct Riverdale, GA	3.0	1.0	1211	$1,623	$1.34	24d	1	0.86mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	44d	1	0.88mi
654 Roy Huie Rd Unit 1 Riverdale, GA	2.0	1.0	1125	$1,250	$1.11	24d	1	0.91mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	24d	1	0.92mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,940	$1.64	5d	1	0.93mi
6476 Voyles Dr Unit 1 Riverdale, GA	2.0	1.0	1200	$2,250	$1.88	24d	1	1.00mi
6476 Voyles Dr Riverdale, GA	2.0	2.0	1200	$2,250	$1.88	22d	1	1.00mi
275 Upper Riverdale Rd Unit A63 Jonesboro, GA	2.0	2.0	832	$1,200	$1.44	24d	1	1.04mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	44d	1	1.06mi
609 Allen Dr Riverdale, GA	1.0	1.0	1000	$700	$0.70	2d	1	1.08mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	44d	1	1.10mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	5d	1	1.10mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	21d	1	1.13mi
6465 River Park Dr Riverdale, GA	1.0	1.0	1016	$530	$0.52	5d	1	1.15mi
6450 River Park Dr Riverdale, GA	2.0	2.5	1320	$1,550	$1.17	44d	1	1.17mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	15d	1	1.21mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	44d	1	1.30mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	13d	1	1.34mi
263 Roxbury Dr Riverdale, GA	3.0	2.0	1135	$1,585	$1.40	22d	1	1.38mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	44d	1	1.44mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	4d	1	1.44mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	1.46mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	44d	1	1.49mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 5 events

1. 2026-05-08
   status Under Contract 634-char remark

   Show marketing remark (634 chars)

   Charming 2 bedrooms 2 bath unit in 55+ senior living community for those seeking one-level living Features spacious family / dining room, kitchen with ample cabinets space, walk-in closet and single garage. Fixer Needs some Repairs/TLC to bring to full potential. Property is Vacant. AS-IS Sale. Seller will not make repairs or provide a survey, inspection report, warranty, or certificate of occupancy. Buyer and buyer's agent are responsible for conducting all due diligence. Please note: No utilities will be activated for inspections or evaluation of the property. No Assignments or "Subject To" or Seller Financing

2. 2026-04-12
   status Back On Market 634-char remark

   Show marketing remark (634 chars)

   Charming 2 bedrooms 2 bath unit in 55+ senior living community for those seeking one-level living Features spacious family / dining room, kitchen with ample cabinets space, walk-in closet and single garage. Fixer Needs some Repairs/TLC to bring to full potential. Property is Vacant. AS-IS Sale. Seller will not make repairs or provide a survey, inspection report, warranty, or certificate of occupancy. Buyer and buyer's agent are responsible for conducting all due diligence. Please note: No utilities will be activated for inspections or evaluation of the property. No Assignments or "Subject To" or Seller Financing

3. 2026-03-27
   status Under Contract 634-char remark

   Show marketing remark (634 chars)

   Charming 2 bedrooms 2 bath unit in 55+ senior living community for those seeking one-level living Features spacious family / dining room, kitchen with ample cabinets space, walk-in closet and single garage. Fixer Needs some Repairs/TLC to bring to full potential. Property is Vacant. AS-IS Sale. Seller will not make repairs or provide a survey, inspection report, warranty, or certificate of occupancy. Buyer and buyer's agent are responsible for conducting all due diligence. Please note: No utilities will be activated for inspections or evaluation of the property. No Assignments or "Subject To" or Seller Financing

4. 2026-03-17
   price $157,000 634-char remark

   Show marketing remark (634 chars)

   Charming 2 bedrooms 2 bath unit in 55+ senior living community for those seeking one-level living Features spacious family / dining room, kitchen with ample cabinets space, walk-in closet and single garage. Fixer Needs some Repairs/TLC to bring to full potential. Property is Vacant. AS-IS Sale. Seller will not make repairs or provide a survey, inspection report, warranty, or certificate of occupancy. Buyer and buyer's agent are responsible for conducting all due diligence. Please note: No utilities will be activated for inspections or evaluation of the property. No Assignments or "Subject To" or Seller Financing

5. 2026-02-09
   listed $169,000 New 634-char remark

   Show marketing remark (634 chars)

   Charming 2 bedrooms 2 bath unit in 55+ senior living community for those seeking one-level living Features spacious family / dining room, kitchen with ample cabinets space, walk-in closet and single garage. Fixer Needs some Repairs/TLC to bring to full potential. Property is Vacant. AS-IS Sale. Seller will not make repairs or provide a survey, inspection report, warranty, or certificate of occupancy. Buyer and buyer's agent are responsible for conducting all due diligence. Please note: No utilities will be activated for inspections or evaluation of the property. No Assignments or "Subject To" or Seller Financing

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$561/yr (+$47/mo · 63.5%)

ⓘ 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 ≥104°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: $18,649
• − Mortgage interest: −$8,794
• − Property taxes: −$883
• − Insurance: −$785
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$720
• − Depreciation: −$4,567
• Taxable loss: −$85
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,485/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): 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

-7.1% since first listed

5 events — show timeline

• 2026-05-08 Pending — GAMLS
• 2026-04-12 Relisted — GAMLS
• 2026-03-27 Pending — GAMLS
• 2026-03-17 Price Changed $157,000 GAMLS
• 2026-02-09 Listed $169,000 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $883 · +32.9% YoY. Source: county tax records.