213 Whipporwill Way · Riverdale, GA 30274

$183,900

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 168 Days on market

Built 1962 10,018 sqft lot $140/sqft · 18% below area Est $225k · 18% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• 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

MOTIVATED SELLER, bring all reasonable offers. With our preferred lender buyer can take advantage of the 2 one buy down program , rates starting at 3.99%. Wonderful opportunity to own this 4 bedrooms 2 bath home on a nice corner lot, Hartfield-Jackson Atl Airport is close by. No HOA, corner lot, sunroom, deck, spacious kitchen with ample cabinets, newer appliances and a large backyard with an additional covered shed for parking with an attached storage, home warranty, ask for buyer's concession, updated showers. Shown by appointment only occupied need 24 hrs notice to show. Tenant already in place month to month.

Key facts

• Ample cabinets
• Spacious kitchen
• Newer appliances

Tags

• CORNER LOT
• SUNROOM
• DECK
• SPACIOUS KITCHEN
• AMPLE CABINETS
• NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $171k (7.0% below list).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.5% in Riverdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 39% 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 $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 168 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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 $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $161,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1962 — 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: 0.93% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (median comp): $225,379
• List price: $183,900
• Delta: -18.40%
• 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
235 Montego Cir	0.30mi	3/2.0	1,348 (+3%)	3mo	$195,900	$145	76
356 Queen Aliese Ln	0.34mi	4/1.5 (+1)	1,318 (+0%)	16mo	$185,000	$140	63
240 Chase Woods Cir	0.65mi	3/2.0	1,295 (-1%)	1mo	$245,000	$189	62
182 Iris Ct	0.66mi	3/2.0	1,310 (-0%)	4mo	$196,900	$150	62
7437 Nulan Way	0.47mi	3/2.0	1,225 (-7%)	13mo	$225,000	$184	52
446 Queen Aliese Ln	0.50mi	3/2.0	1,467 (+12%)	4mo	$190,820	$130	50
7629 Park Ln	0.69mi	3/2.0	1,263 (-4%)	11mo	$238,500	$189	48
514 Clara Dr	0.62mi	2/1.0 (-1)	1,488 (+13%)	2mo	$142,000	$95	42
198 Lexington Ct	0.54mi	3/2.5	1,452 (+10%)	12mo	$180,000	$124	42
167 Iris Ct	0.69mi	3/1.5	1,118 (-15%)	0mo	$84,000	$75	41
161 Aaron Ct	0.64mi	4/1.5 (+1)	1,158 (-12%)	10mo	$170,000	$147	35
7619 Ward Ln	0.68mi	3/2.0	1,143 (-13%)	14mo	$185,000	$162	31

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-25,111
• Equity at exit: $27,420

10-year hold

• IRR: -7.8%
• Equity multiple: 0.54×
• Total profit: $-23,528
• Equity at exit: $15,900

Cash invested: $51,492 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$964
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $119

Break-even live

Break-even rent $1,560

Max offer price $183,900

Occupancy floor 88%

Sensitivity live

Price	-10% $223	-5% $171	+0% $119	+5% $67	+10% $15
Rent	-10% $-16	-5% $51	+0% $119	+5% $186	+10% $254
Rate	-1.0pp $211	-0.5pp $166	base $119	+0.5pp $71	+1.0pp $23

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: $45,975
• Closing costs: $5,517
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	25d	1	0.32mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	44d	1	0.33mi
7438 Mockingbird Trl Riverdale, GA	4.0	3.0	1784	$1,925	$1.08	25d	1	0.36mi
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	44d	1	0.42mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	21d	1	0.42mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	13d	1	0.69mi
6903 Tara Blvd Jonesboro, GA	2.0	2.0	1150	$1,305	$1.13	25d	1	0.70mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	44d	2	0.70mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,428	$1.69	2d	9	0.70mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	16d	1	0.77mi
537 Fielding Cir Riverdale, GA	3.0	1.0	1025	$1,465	$1.43	25d	1	0.78mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,665	$1.58	2d	1	0.82mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	5d	1	0.83mi
7725 Newbury Dr Jonesboro, GA	4.0	2.5	1844	$1,800	$0.98	44d	1	0.85mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	44d	1	0.90mi
6791 Gillis Ct Riverdale, GA	4.0	2.0	1500	$1,901	$1.27	22d	1	0.90mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	44d	1	0.91mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	11d	1	0.96mi
661 Sherwood Dr Jonesboro, GA	2.0–3.0	1.0–2.0	1184	$1,495	$1.26	44d	1	0.96mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	5d	1	0.97mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	44d	1	0.98mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	6d	1	1.01mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	5d	1	1.03mi
161 Shenandoah Dr Riverdale, GA	3.0	2.5	1708	$1,900	$1.11	44d	1	1.03mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	44d	1	1.04mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	45d	1	1.06mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	44d	1	1.07mi
754 S Nottingham Rd Jonesboro, GA	3.0	1.0	1144	$1,500	$1.31	44d	1	1.08mi
6937 Doncaster Rd Jonesboro, GA	3.0	1.5	1800	$1,730	$0.96	5d	1	1.08mi
6690 Willow Twig Rd Riverdale, GA	2.0	2.0	1068	$1,300	$1.22	25d	1	1.09mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	1.10mi
7259 Mayfair Cir Jonesboro, GA	3.0	1.0	1014	$1,590	$1.57	3d	1	1.12mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	13d	1	1.13mi
293 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,900	$1.24	11d	1	1.14mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	3d	1	1.17mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	19d	1	1.17mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	44d	1	1.17mi
850 King Rd Jonesboro, GA	3.0	2.0	1620	$1,545	$0.95	13d	1	1.17mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	44d	1	1.17mi
7067 Brookview Cir Riverdale, GA	4.0	3.0	1528	$1,850	$1.21	44d	1	1.19mi

Listing history 47 events

1. 2026-06-18
   days on market $183,900 Active 168 DOM
2. 2026-06-17
   days on market $183,900 Active 167 DOM
3. 2026-06-16
   days on market $183,900 Active 166 DOM
4. 2026-06-15
   days on market $183,900 Active 165 DOM
5. 2026-06-13
   days on market $183,900 Active 163 DOM
6. 2026-06-09
   days on market $183,900 Active 159 DOM
7. 2026-06-08
   days on market $183,900 Active 158 DOM
8. 2026-06-07
   days on market $183,900 Active 157 DOM
9. 2026-06-04
   statusdays on market $183,900 Active 154 DOM
10. 2026-06-03
    days on market $183,900 Back On Market 153 DOM
11. 2026-06-02
    days on market $183,900 Back On Market 152 DOM
12. 2026-06-01
    statusdays on market $183,900 Back On Market 151 DOM
13. 2026-05-31
    days on market $183,900 Active 150 DOM
14. 2026-01-01
    listed $183,900 New 620-char remark

    Show marketing remark (620 chars)

    MOTIVATED SELLER, bring all reasonable offers. With our preferred lender buyer can take advantage of the 2 one buy down program , rates starting at 3.99%. Wonderful opportunity to own this 4 bedrooms 2 bath home on a nice corner lot, Hartfield-Jackson Atl Airport is close by. No HOA, corner lot, sunroom, deck, spacious kitchen with ample cabinets, newer appliances and a large backyard with an additional covered shed for parking with an attached storage, home warranty, ask for buyer's concession, updated showers. Shown by appointment only occupied need 24 hrs notice to show. Tenant already in place month to month.

15. 2025-12-31
    historical
16. 2025-11-29
    status Back On Market
17. 2025-11-28
    historical
18. 2025-07-02
    listed $184,900 New
19. 2025-06-30
    historical
20. 2025-03-29
    status Back On Market
21. 2025-03-28
    historical
22. 2025-03-21
    price $189,900
23. 2025-03-05
    status Back On Market
24. 2025-02-28
    historical
25. 2025-02-03
    price $199,900
26. 2025-02-03
    status Back On Market
27. 2025-01-31
    historical
28. 2025-01-02
    listed $204,900 New
29. 2024-12-31
    historical
30. 2024-12-02
    status Back On Market
31. 2024-11-29
    historical
32. 2024-10-08
    price $209,900
33. 2024-10-01
    price $214,900
34. 2024-09-17
    status Price Change
35. 2024-09-17
    price $219,900
36. 2024-09-16
    historical
37. 2024-09-06
    price $234,900
38. 2024-08-16
    listed $245,000 New
39. 2023-04-28
    soldstatus $155,000 Sold
40. 2023-03-10
    status Under Contract
41. 2023-03-05
    historical
42. 2023-02-10
    price $154,900
43. 2023-01-25
    price $159,900
44. 2023-01-04
    price $167,900
45. 2022-12-05
    listed $154,900 New
46. 2022-12-05
    listed $169,900 New
47. 2022-10-19
    soldstatus $117,500

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,527
• − Mortgage interest: −$10,301
• − Property taxes: −$2,299
• − Insurance: −$920
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,350
• Taxable loss: −$1,627
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,816/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

+56.5% since first listed

34 events — show timeline

• 2026-01-01 Listed $183,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-29 Relisted — GAMLS
• 2025-11-28 Listing Removed — GAMLS
• 2025-07-02 Listed $184,900 GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-03-29 Relisted — GAMLS
• 2025-03-28 Listing Removed — GAMLS
• 2025-03-21 Price Changed $189,900 GAMLS
• 2025-03-05 Relisted — GAMLS
• 2025-02-28 Listing Removed — GAMLS
• 2025-02-03 Price Changed $199,900 GAMLS
• 2025-02-03 Relisted — GAMLS
• 2025-01-31 Listing Removed — GAMLS
• 2025-01-02 Listed $204,900 GAMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-12-02 Relisted — GAMLS
• 2024-11-29 Listing Removed — GAMLS
• 2024-10-08 Price Changed $209,900 GAMLS
• 2024-10-01 Price Changed $214,900 GAMLS
• 2024-09-17 Relisted — GAMLS
• 2024-09-17 Price Changed $219,900 GAMLS
• 2024-09-16 Listing Removed — GAMLS
• 2024-09-06 Price Changed $234,900 GAMLS
• 2024-08-16 Listed $245,000 GAMLS
• 2023-04-28 Sold (MLS) $155,000 GAMLS
• 2023-03-10 Pending — GAMLS
• 2023-03-05 Listing Removed — GAMLS
• 2023-02-10 Price Changed $154,900 GAMLS
• 2023-01-25 Price Changed $159,900 GAMLS
• 2023-01-04 Price Changed $167,900 GAMLS
• 2022-12-05 Listed $169,900 GAMLS
• 2022-12-05 Listed $154,900 GAMLS
• 2022-10-19 Sold (Public Records) $117,500 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,299 · +8.6% YoY. Source: county tax records.