906 Silverwood Dr · Riverdale, GA 30349

$169,900

3 bd · 3.0 ba · 1,232 sqft · Townhouse public records · 9 Days on market

Built 1984 7,483 sqft lot Est $154k · 10% over

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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 +16.4/30.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

An incredible opportunity to acquire a complete, side-by-side duplex building in the high-demand rental market of Atlanta/Clayton County. This sale includes BOTH units—906 and 908 Silverwood Drive—offering immediate cash flow and strong long-term yields. Each unit features a highly rentable, two-story layout with a bright living room centered around a cozy fireplace, a formal dining area, and a kitchen on the main floor. Upstairs, the spacious bedrooms provide excellent privacy for tenants. Both units sit on low-maintenance concrete slab foundations with private back patio pads, separate driveways/parking pads, and low-upkeep brick-front accents.

Key facts

• Bright living room
• Private back patio
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• TWO STORY LAYOUT
• BRIGHT LIVING ROOM
• COZY FIREPLACE
• FORMAL DINING AREA
• PRIVATE BACK PATIO

Property features AI

Finance

• Financial info: Two units in the community (multi-family)

Exterior

• Parking: Two total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available (110 volts)
• Home design: Two levels; Fee simple ownership
• Construction: Brick front with vinyl siding; Composition roof; Slab foundation; Resale condition
• Exterior features: Private yard; Patio

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the upper level; No special bedroom features listed
• Flooring: Carpet; Laminate; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the family room; Common wall (attached on one side); Other interior features
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $160k (5.8% below list).
• Recommended offer: $160k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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, 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: West Clayton Elementary School (math 10% / reading 10%, grade F, #1,076 of 1,228 statewide, top 89%, 488 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $49k; list at $170k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $159,961 (5.8% 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: 0.94% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $154,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5591 Windwood Rd	0.16mi	3/2.5	1,232 (0%)	8mo	$52,500	$43	84
5634 Windwood Rd	0.06mi	2/2.5 (-1)	1,232 (0%)	12mo	$175,230	$142	80
979 Hickory Bend Rd	0.38mi	3/2.5	1,232 (0%)	2mo	$154,255	$125	79
941 Windwood Ct	0.28mi	3/2.5	1,296 (+5%)	3mo	$195,000	$150	74
5580 Windwood Rd	0.18mi	2/2.5 (-1)	1,232 (0%)	15mo	$185,925	$151	72
758 Boston Cmn	0.29mi	3/2.0	1,200 (-3%)	8mo	$165,000	$138	72
990 Hickory Bend Rd	0.35mi	3/2.5	1,254 (+2%)	11mo	$125,000	$100	70
912 Holden Ln	0.28mi	2/2.5 (-1)	1,232 (0%)	13mo	$203,000	$165	69
811 Boston Cmn	0.23mi	2/2.0 (-1)	1,130 (-8%)	2mo	$125,000	$111	65
5407 Glen Haven Dr	0.64mi	3/2.0	1,392 (+13%)	6mo	$135,000	$97	40
5405 Glen Haven Dr	0.64mi	3/2.0	1,392 (+13%)	6mo	$135,000	$97	39
1119 Summer Brook Rd	0.60mi	3/2.0	1,392 (+13%)	11mo	$135,000	$97	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.01×
• Total profit: $95,450
• Equity at exit: $153,059

10-year hold

• IRR: 21.8%
• Equity multiple: 6.68×
• Total profit: $270,275
• Equity at exit: $330,078

Cash invested: $47,572 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$891
• Tax from tax record: −$206 /mo · $2,468/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $96

Break-even live

Break-even rent $1,478

Max offer price $169,900

Occupancy floor 89%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	20d	1	0.02mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	43d	1	0.02mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	20d	1	0.02mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	44d	1	0.08mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	4d	1	0.09mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	24d	1	0.09mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	0.17mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	2d	11	0.26mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	20d	1	0.27mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	43d	1	0.29mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	2d	35	0.31mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	43d	1	0.32mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	12d	1	0.32mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	43d	9	0.37mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	2d	12	0.45mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	2d	9	0.46mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	0.49mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	5d	8	0.49mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	43d	1	0.51mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.52mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	43d	1	0.53mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	43d	1	0.56mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.62mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	4d	1	0.63mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	43d	1	0.64mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	0.64mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	44d	1	0.64mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	0.64mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	43d	21	0.68mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	43d	1	0.72mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.72mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	43d	1	0.78mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.82mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	18d	9	0.83mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	43d	1	0.83mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	0.84mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	43d	1	0.84mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	5d	1	0.85mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.85mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	0.87mi

Listing history 7 events

1. 2026-06-18
   days on market $169,900 Active 9 DOM
2. 2026-06-17
   days on market $169,900 Active 8 DOM
3. 2026-06-16
   days on market $169,900 Active 7 DOM
4. 2026-06-15
   days on market $169,900 Active 6 DOM
5. 2026-06-13
   days on market $169,900 Active 4 DOM
6. 2026-06-10
   remarks 654-char remark
7. 2026-06-10
   listed $169,900 Active 1 DOM

ⓘ 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: $2,468 · $206/mo
• Projected year-2 tax: $2,468 · $206/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,195
• − Mortgage interest: −$9,517
• − Property taxes: −$2,468
• − Insurance: −$850
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,943
• Taxable loss: −$1,653
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $1,552/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: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+70.1% since first listed

8 events — show timeline

• 2026-06-07 Listed $169,900 FMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-10-31 Listed $190,000 GAMLS
• 2017-12-13 Sold (Public Records) $48,900 Public Records
• 1995-07-05 Sold (Public Records) $78,000 Public Records
• 1991-03-27 Sold (Public Records) $54,000 Public Records
• 1990-12-11 Sold (Public Records) $75,000 Public Records
• 1985-06-28 Sold (Public Records) $99,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,468 · +8.5% YoY. Source: county tax records.