6377 Westbury Rd · Riverdale, GA 30274

$160,000

4 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 222 Days on market

Built 1966 0.26 ac lot Est $232k · 31% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• 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

Split-level home in Riverdale!!!Fixer-upper with tons of potential-perfect for investors or DIY buyers. Located in a quiet neighborhood with a fenced backyard for privacy and an outbuilding for storage. Conveniently close to shopping, dining, and Southern Regional Hospital. As is-cash or conventional only. Home is occupied; please provide at least 2 hours' notice before showing. Schedule appointments through ShowingTime. * * Please submit the offer on a GAR Form * *

Key facts

• Quiet neighborhood
• Fenced backyard
• 0.26 acre lot

Tags

• FENCED BACKYARD
• OUTBUILDING FOR STORAGE
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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, 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: Riverdale Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 635 students, 90% FRL); Sequoyah Middle School (math 8% / reading 23%, grade F, #396 of 470 statewide, top 84%, 842 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• Market conditions: Rents rising (+1.3%/yr); 182 active listings in the ZIP; 31 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).
• At $1,987/mo this rent would consume 46% of the median local household income ($52k/yr) (locally 2586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 222 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $65k; list at $160k implies a 145% 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1966 — 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: 1.24% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $232,329
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6377 Westbury Rd	0.00mi	4/2.0	1,801 (0%)	1mo	$134,000	$74	99
146 Scarsdale Dr	0.10mi	4/2.0	1,792 (-0%)	13mo	$132,000	$74	83
31 Mcferrin Cir	0.31mi	4/2.0	1,838 (+2%)	0mo	$235,000	$128	82
371 Roxbury Dr	0.72mi	4/2.5	1,705 (-5%)	2mo	$247,000	$145	54
370 Valiant Ln	0.58mi	3/2.0 (-1)	1,651 (-8%)	3mo	$213,000	$129	52
6111 Johnson Rd	0.72mi	3/1.0 (-1)	1,838 (+2%)	6mo	$109,000	$59	49
106 Gatwick Ct	0.65mi	3/2.5 (-1)	1,652 (-8%)	1mo	$232,500	$141	48
6650 Baldwin Ct	0.75mi	5/2.0 (+1)	1,850 (+3%)	14mo	$279,000	$151	44
243 Roxbury Dr	0.57mi	3/2.0 (-1)	2,000 (+11%)	9mo	$325,000	$163	42
107 Gatwick Ct	0.62mi	3/2.5 (-1)	1,638 (-9%)	9mo	$251,000	$153	41
374 Roxbury Dr	0.72mi	4/3.0	2,014 (+12%)	21mo	$150,000	$74	25

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,671
• Equity at exit: $23,857

10-year hold

• IRR: 8.9%
• Equity multiple: 1.63×
• Total profit: $28,087
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$839
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $486

Break-even live

Break-even rent $1,373

Max offer price $160,000

Occupancy floor 71%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Ridge Trl Riverdale, GA	4.0	1.5	1826	$2,100	$1.15	5d	1	0.27mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	20d	1	0.47mi
6433 Valley Brook Dr Riverdale, GA	4.0	2.0	2000	$2,500	$1.25	24d	1	0.54mi
6748 Black Twig Ct Riverdale, GA	5.0	2.0	1850	$2,125	$1.15	5d	1	0.79mi
504 Pinecrest Dr Riverdale, GA	4.0	2.0	1500	$1,700	$1.13	24d	1	0.83mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	44d	1	0.87mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	13d	1	0.89mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	43d	1	0.89mi
6791 Gillis Ct Riverdale, GA	4.0	2.0	1500	$1,901	$1.27	22d	1	0.90mi
161 Shenandoah Dr Riverdale, GA	3.0	2.5	1708	$1,900	$1.11	43d	1	0.91mi
6232 Lance Ln Riverdale, GA	3.0	2.0	1900	$1,959	$1.03	24d	1	0.91mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	5d	1	1.00mi
428 Eagles Nest Way Riverdale, GA	4.0	2.0	1564	$2,100	$1.34	43d	1	1.06mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	4d	1	1.06mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,579	$1.40	2d	34	1.16mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	22d	1	1.18mi
6763 Brookwood Cir Jonesboro, GA	3.0	1.5	1283	$1,391	$1.08	43d	1	1.19mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	43d	1	1.24mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	43d	1	1.25mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	2d	12	1.26mi
6441 Dunmoor Dr Jonesboro, GA	5.0	3.5	1938	$3,000	$1.55	19d	1	1.27mi
293 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,900	$1.24	10d	1	1.29mi
387 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,795	$1.17	22d	1	1.30mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	43d	1	1.31mi
7067 Brookview Cir Riverdale, GA	4.0	3.0	1528	$1,850	$1.21	43d	1	1.32mi
626 Hickory Ct Forest Park, GA	3.0	2.0	1664	$1,595	$0.96	3d	1	1.36mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	13d	1	1.39mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,713	$1.12	24d	1	1.40mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	1.41mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	1.43mi
263 Elm Forest Way Riverdale, GA	4.0	3.0	2006	$2,173	$1.08	22d	1	1.49mi

Listing history 13 events

1. 2026-04-23
   status Under Contract
2. 2026-03-01
   status Back On Market
3. 2026-02-27
   historical
4. 2026-01-01
   status Back On Market
5. 2025-12-31
   historical
6. 2025-09-27
   status Back On Market
7. 2025-09-22
   status Under Contract
8. 2025-09-04
   listed $160,000 New
9. 2024-02-29
   historical
10. 2024-01-17
    price $200,000
11. 2023-10-05
    price $210,000
12. 2023-08-28
    listed $225,000 New
13. 1995-10-06
    soldstatus $65,200

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,146 · $179/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 ≥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: $23,850
• − Mortgage interest: −$8,962
• − Property taxes: −$2,146
• − Insurance: −$800
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$4,655
• Taxable income: $3,471
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $4,994/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

+145.4% since first listed

13 events — show timeline

• 2026-04-23 Pending — GAMLS
• 2026-03-01 Relisted — GAMLS
• 2026-02-27 Listing Removed — GAMLS
• 2026-01-01 Relisted — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-09-27 Relisted — GAMLS
• 2025-09-22 Pending — GAMLS
• 2025-09-04 Listed $160,000 GAMLS
• 2024-02-29 Listing Removed — GAMLS
• 2024-01-17 Price Changed $200,000 GAMLS
• 2023-10-05 Price Changed $210,000 GAMLS
• 2023-08-28 Listed $225,000 GAMLS
• 1995-10-06 Sold (Public Records) $65,200 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,146 · +1.8% YoY. Source: county tax records.