6646 Wolf River Ct · Riverdale, GA 30274

$129,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 21 Days on market

Built 1968 10,746 sqft lot $146/sqft · 29% below area Est $182k · 29% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.6/10.0
• 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

Three bedroom, one bath ranch in Riverdale with solid potential. This home is ready for a little TLC and would make a great investment property or a good fit for a buyer willing to put in some work. The carport opens directly into the living room, which features wood flooring. The kitchen and dining area offer classic wood paneling, and all three bedrooms also have wood floors. Out back, you will find a covered porch overlooking a large backyard. Tucked away on a quiet cul de sac, this property offers a great opportunity to add value in a desirable setting.

Key facts

• 0.25 acre lot
• Parking
• Built 1968

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Near trails/greenway

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; Electric service: Other; Other utilities
• Home design: One level; Brick exterior; Fixer condition
• Construction: Brick construction; Composition roof; Combination foundation; Built with one story
• Exterior features: Covered patio; Patio; Other exterior features

Interior

• Kitchen: Stained cabinets
• Bedrooms: Three bedrooms on the main level; Master suite on the main level
• Flooring: Laminate floors; Wood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features; Basement (other)
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% 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: 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $898 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.16% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $181,852
• List price: $129,900
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6730 Gano Dr	0.27mi	3/1.0	925 (+4%)	0mo	$135,000	$146	80
327 Roxbury Dr	0.04mi	3/1.0	925 (+4%)	22mo	$125,000	$135	73
6724 Gano Dr	0.26mi	3/1.0	900 (+1%)	19mo	$132,300	$147	70
6605 Stark Ct	0.46mi	3/2.0	888 (0%)	9mo	$130,000	$146	67
127 Oldenburg Dr	0.21mi	3/2.0	950 (+7%)	11mo	$200,000	$211	66
6565 Bussell Way	0.21mi	3/2.0	988 (+11%)	11mo	$218,600	$221	58
597 Roxbury Dr	0.46mi	3/1.0	925 (+4%)	18mo	$143,600	$155	57
158 Scarsdale Dr	0.71mi	4/2.0 (+1)	1,008 (+14%)	14mo	$146,000	$145	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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,258
• Equity at exit: $19,369

10-year hold

• IRR: 8.9%
• Equity multiple: 1.63×
• Total profit: $22,927
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$681
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $391

Break-even live

Break-even rent $1,013

Max offer price $129,900

Occupancy floor 69%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6690 Willow Twig Rd Riverdale, GA	2.0	2.0	1068	$1,300	$1.22	24d	1	0.12mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	4d	1	0.21mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	43d	1	0.35mi
276 Upper Riverdale Rd Jonesboro, GA	1.0–2.0	1.0–1.5	984	$1,280	$1.30	1d	8	0.61mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	43d	1	0.65mi
160 Roy Huie Rd Riverdale, GA	3.0	2.0	1032	$1,631	$1.58	16d	1	0.67mi
275 Upper Riverdale Rd Unit A63 Jonesboro, GA	2.0	2.0	832	$1,200	$1.44	24d	1	0.69mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	12d	1	0.71mi
275 Upper Riverdale Rd Unit A50 Jonesboro, GA	2.0	1.0	768	$1,205	$1.57	5d	1	0.71mi
275 Upper Riverdale Rd Unit A76 Jonesboro, GA	2.0	2.0	832	$1,200	$1.44	43d	1	0.72mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	43d	2	0.77mi
193 Scarsdale Dr Riverdale, GA	3.0	1.0	925	$1,655	$1.79	24d	1	0.77mi
6347 Tara Blvd Unit 97 Jonesboro, GA	2.0	1.0	832	$1,120	$1.35	24d	1	0.77mi
6347 Tara Blvd Unit 88 Jonesboro, GA	2.0	1.0	832	$1,120	$1.35	43d	1	0.77mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,428	$1.69	1d	9	0.79mi
363 Upper Riverdale Rd SW Riverdale, GA	1.0–2.0	1.0	842	$1,149	$1.36	20d	3	0.89mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	43d	1	1.00mi
501 Roberts Dr Riverdale, GA	2.0	2.0	1028	$1,144	$1.11	24d	1	1.09mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	1d	12	1.09mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,500	$1.32	3d	8	1.19mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	22d	1	1.22mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	3d	1	1.25mi
661 Sherwood Dr Jonesboro, GA	2.0–3.0	1.0–2.0	1184	$1,495	$1.26	43d	1	1.28mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	5d	1	1.28mi
654 Roy Huie Rd Unit 1 Riverdale, GA	2.0	1.0	1125	$1,250	$1.11	24d	1	1.32mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	43d	3	1.33mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	912	$1,001	$1.10	3d	6	1.33mi
850 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.0–1.5	1040	$1,350	$1.30	1d	7	1.43mi
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	24d	1	1.50mi

Listing history 2 events

1. 2026-05-06
   listed $129,900 New 563-char remark

   Show marketing remark (563 chars)

   Three bedroom, one bath ranch in Riverdale with solid potential. This home is ready for a little TLC and would make a great investment property or a good fit for a buyer willing to put in some work. The carport opens directly into the living room, which features wood flooring. The kitchen and dining area offer classic wood paneling, and all three bedrooms also have wood floors. Out back, you will find a covered porch overlooking a large backyard. Tucked away on a quiet cul de sac, this property offers a great opportunity to add value in a desirable setting.

2. 2026-05-06
   listed $129,900 Active 563-char remark

   Show marketing remark (563 chars)

   Three bedroom, one bath ranch in Riverdale with solid potential. This home is ready for a little TLC and would make a great investment property or a good fit for a buyer willing to put in some work. The carport opens directly into the living room, which features wood flooring. The kitchen and dining area offer classic wood paneling, and all three bedrooms also have wood floors. Out back, you will find a covered porch overlooking a large backyard. Tucked away on a quiet cul de sac, this property offers a great opportunity to add value in a desirable setting.

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$417/yr (+$35/mo · 53.7%)

ⓘ 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: $18,088
• − Mortgage interest: −$7,276
• − Property taxes: −$778
• − Insurance: −$650
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,779
• Taxable income: $2,711
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $4,037/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

+0.0% since first listed

4 events — show timeline

• 2026-05-27 Pending — GAMLS
• 2026-05-27 Pending — FMLS
• 2026-05-06 Listed $129,900 FMLS
• 2026-05-06 Listed $129,900 GAMLS

Property tax history

+7.5%/yr

Latest (2025): $778 · +10.1% YoY. Source: county tax records.