702 Redland Dr · Riverdale, GA 30238

$189,000

2 bd · 3.0 ba · 1,160 sqft · Townhouse public records · 23 Days on market

Built 1985 4,996 sqft lot Est $191k · at est.

---

Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +8.1/15.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• 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

Welcome to this recently renovated corner unit townhouse at 702 Redlands Drive-offering the perfect blend of comfort, convenience, and value with NO HOA! Whether you're a first-time homebuyer looking for an affordable place to call home or an investor looking to grow your portfolio, this property is full of opportunity. Inside, you'll find fresh new paint, new luxury laminate vinyl flooring, and updated bathrooms that give the home a clean, modern feel. The functional layout offers comfortable living spaces that make everyday living easy and enjoyable. Parking in the front and rear of the property With no HOA restrictions or monthly HOA fees, you'll enjoy added flexibility and lower monthly expenses-making this an even more attractive option for homeowners and investors alike. Conveniently located near shopping, dining, schools, and major roadways, this townhouse provides easy access to everything you need while still offering a cozy place to come home to. Don't miss your chance to own a move-in ready, low-maintenance property with great potential in a convenient location!

Key facts

• Updated bathrooms
• Functional layout
• Recently renovated

Tags

• CORNER UNIT TOWNHOUSE
• RECENTLY RENOVATED
• UPDATED BATHROOMS
• FUNCTIONAL LAYOUT
• PARKING IN THE FRONT AND REAR
• EASY ACCESS TO EVERYTHING

Property features AI

Finance

• Financial info: Community contains 20 units
• HOA & community: Community features include sidewalks, street lights, nearby schools and shopping

Exterior

• Parking: One total parking space; On-street unassigned parking; Open parking available
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable, electricity, and phone available
• Home design: Two-level property; Brick on three sides construction; End unit; Slab foundation; Shingle roof; Ownership: Other
• Construction: Brick three-side exterior; Shingle roof; Slab foundation; Updated/remodeled
• Exterior features: Covered front and rear porches; Front porch; Lighting; Rain gutters; Exterior storage; Wood fenced backyard (fenced, back yard)

Interior

• Kitchen: Cabinets with stain and other cabinet styles; Other surface countertops; Kitchen open to family room; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Two upper-level bedrooms; Double master bedroom and roommate floor plan
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: High 9 ft ceilings on main and upper levels; Brick gas-started fireplace in the living room; Aluminum-framed windows with shutters; End unit with one common wall; Updated/remodeled condition; Attic
• Laundry & utility: Upper-level laundry located in hall; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $34 ($408/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 $158k (16.6% below list).
• Recommended offer: $158k (16.6% below list) — sets the bar for 1% rule.

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: Pointe South Elementary School (math 5% / reading 17%, grade F, #1,071 of 1,228 statewide, top 88%, 531 students, 90% FRL); Pointe South Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 760 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 (+2.1%/yr); 251 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 30% of the median local income ($62k/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 $6k 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 23 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $52k; list at $189k implies a 263% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,701 (16.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $191,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Redland Dr	0.04mi	2/2.5	1,160 (0%)	17mo	$183,000	$158	82
732 Jamestown Xing	0.11mi	2/2.5	1,120 (-3%)	13mo	$201,667	$180	76
8578 Jamestown Way	0.14mi	2/2.5	1,120 (-3%)	21mo	$185,000	$165	68

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-29,973
• Equity at exit: $28,181

10-year hold

• IRR: -9.4%
• Equity multiple: 0.44×
• Total profit: $-29,401
• Equity at exit: $16,341

Cash invested: $52,920 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$991
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $34

Break-even live

Break-even rent $1,534

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $141	-5% $87	+0% $34	+5% $-20	+10% $-73
Rent	-10% $-91	-5% $-28	+0% $34	+5% $96	+10% $159
Rate	-1.0pp $129	-0.5pp $82	base $34	+0.5pp $-15	+1.0pp $-65

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	44d	1	0.14mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,750	$1.28	44d	1	0.18mi
801 Redland Dr Jonesboro, GA	3.0	2.0	1370	$1,725	$1.26	13d	1	0.18mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	44d	1	0.22mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	22d	1	0.25mi
8671 Woodside Ln Jonesboro, GA	2.0	2.0	1025	$1,350	$1.32	13d	1	0.25mi
8588 Creekwood Way Jonesboro, GA	3.0	1.5	1344	$1,300	$0.97	6d	1	0.29mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.48mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	44d	1	0.49mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.52mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,937	$1.67	25d	1	0.56mi
1 Lakeview Way Jonesboro, GA	1.0	1.0	871	$2,014	$2.31	22d	1	0.56mi
1 Lakeview Way Jonesboro, GA	1.0	1.0	871	$1,457	$1.67	45d	1	0.56mi
1 Lakeview Way Jonesboro, GA	2.0	2.0	1160	$1,531	$1.32	44d	1	0.56mi
1022 Brandon Hill Way Jonesboro, GA	3.0	2.0	1022	$1,615	$1.58	25d	1	0.59mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	25d	1	0.59mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	25d	1	0.61mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	16d	1	0.70mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	25d	1	0.74mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	44d	1	0.80mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	44d	1	0.80mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	6d	6	0.80mi
100 Chase Ridge Dr Unit 803 Riverdale, GA	1.0	1.0	830	$1,395	$1.68	44d	1	0.87mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	44d	1	0.87mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	25d	1	0.93mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	1.21mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	44d	1	1.21mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	1.22mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	1.23mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	1.25mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	5d	1	1.27mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	1.32mi
9299 Tee Trce Riverdale, GA	1.0	1.0	1326	$750	$0.57	44d	1	1.32mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	5d	1	1.34mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	6d	1	1.37mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	25d	1	1.37mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,781	$1.32	44d	1	1.39mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	25d	1	1.39mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	44d	1	1.40mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,152	$1.22	2d	12	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $189,000 Active 23 DOM
2. 2026-06-17
   days on market $189,000 Active 22 DOM
3. 2026-06-16
   days on market $189,000 Active 21 DOM
4. 2026-06-15
   days on market $189,000 Active 20 DOM
5. 2026-06-13
   days on market $189,000 Active 18 DOM
6. 2026-06-09
   days on market $189,000 Active 14 DOM
7. 2026-06-08
   days on market $189,000 Active 13 DOM
8. 2026-06-07
   days on market $189,000 Active 12 DOM
9. 2026-06-04
   days on market $189,000 Active 9 DOM
10. 2026-06-03
    days on market $189,000 Active 8 DOM
11. 2026-06-02
    days on market $189,000 Active 7 DOM
12. 2026-06-01
    days on market $189,000 Active 6 DOM
13. 2026-05-31
    days on market $189,000 Active 5 DOM
14. 2026-05-26
    listed $189,000 New 1094-char remark

    Show marketing remark (1094 chars)

    Welcome to this recently renovated corner unit townhouse at 702 Redlands Drive-offering the perfect blend of comfort, convenience, and value with NO HOA! Whether you're a first-time homebuyer looking for an affordable place to call home or an investor looking to grow your portfolio, this property is full of opportunity. Inside, you'll find fresh new paint, new luxury laminate vinyl flooring, and updated bathrooms that give the home a clean, modern feel. The functional layout offers comfortable living spaces that make everyday living easy and enjoyable. Parking in the front and rear of the property With no HOA restrictions or monthly HOA fees, you'll enjoy added flexibility and lower monthly expenses-making this an even more attractive option for homeowners and investors alike. Conveniently located near shopping, dining, schools, and major roadways, this townhouse provides easy access to everything you need while still offering a cozy place to come home to. Don't miss your chance to own a move-in ready, low-maintenance property with great potential in a convenient location!

15. 2026-05-26
    listed $189,000 Active

    Show marketing remark (1094 chars)

    Welcome to this recently renovated corner unit townhouse at 702 Redlands Drive-offering the perfect blend of comfort, convenience, and value with NO HOA! Whether you're a first-time homebuyer looking for an affordable place to call home or an investor looking to grow your portfolio, this property is full of opportunity. Inside, you'll find fresh new paint, new luxury laminate vinyl flooring, and updated bathrooms that give the home a clean, modern feel. The functional layout offers comfortable living spaces that make everyday living easy and enjoyable. Parking in the front and rear of the property With no HOA restrictions or monthly HOA fees, you'll enjoy added flexibility and lower monthly expenses-making this an even more attractive option for homeowners and investors alike. Conveniently located near shopping, dining, schools, and major roadways, this townhouse provides easy access to everything you need while still offering a cozy place to come home to. Don't miss your chance to own a move-in ready, low-maintenance property with great potential in a convenient location!

16. 2018-01-29
    soldstatus $52,000
17. 2018-01-23
    soldstatus $52,000 Sold 395-char remark

    Show marketing remark (395 chars)

    Great Home at great price for First Time Home Buyers or Investors. Conveniently located near expressways and shopping. New Appliances - stove, dishwashers and microwave. Updated cabinets installed in 2004. Sold as is. Information provided is deemed reliable but not guaranteed. Buyer to verify. No low ball offer will be accepted. Long Time Section 8 tenant is in place. Currently rent is $750

18. 2018-01-18
    status Under Contract 395-char remark

    Show marketing remark (395 chars)

    Great Home at great price for First Time Home Buyers or Investors. Conveniently located near expressways and shopping. New Appliances - stove, dishwashers and microwave. Updated cabinets installed in 2004. Sold as is. Information provided is deemed reliable but not guaranteed. Buyer to verify. No low ball offer will be accepted. Long Time Section 8 tenant is in place. Currently rent is $750

19. 2017-12-31
    listed $55,000 New 395-char remark

    Show marketing remark (395 chars)

    Great Home at great price for First Time Home Buyers or Investors. Conveniently located near expressways and shopping. New Appliances - stove, dishwashers and microwave. Updated cabinets installed in 2004. Sold as is. Information provided is deemed reliable but not guaranteed. Buyer to verify. No low ball offer will be accepted. Long Time Section 8 tenant is in place. Currently rent is $750

20. 2000-06-07
    soldstatus $62,000

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$35/yr (+$3/mo · 2.1%)

ⓘ 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 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: $18,924
• − Mortgage interest: −$10,587
• − Property taxes: −$1,703
• − Insurance: −$945
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$5,498
• Taxable loss: −$2,837
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $1,089/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): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1%

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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+204.8% since first listed

7 events — show timeline

• 2026-05-26 Listed $189,000 FMLS
• 2026-05-26 Listed $189,000 GAMLS
• 2018-01-29 Sold (Public Records) $52,000 Public Records
• 2018-01-23 Sold (MLS) $52,000 GAMLS
• 2018-01-18 Pending — GAMLS
• 2017-12-31 Listed $55,000 GAMLS
• 2000-06-07 Sold (Public Records) $62,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,703 · +25.3% YoY. Source: county tax records.