738 Boston Cmns · Riverdale, GA 30349

$140,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 32 Days on market

Built 1998 0.43 ac lot $117/sqft · 44% below area Est $248k · 44% 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 +24.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +6.9/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

Key facts

• Tenant occupied
• Value-add property
• Convenient location

Tags

• FUNCTIONAL FLOOR PLAN
• CONVENIENT LOCATION
• TENANT OCCUPIED
• VALUE-ADD PROPERTY
• FUTURE OCCUPANCY POTENTIAL

Property features AI

Finance

• Other: Parcel: 13106A D033; Located in Boston Commons subdivision; Address: 738 Boston Commons / 738 Boston Cmns, College Park (Atlanta), GA 30349; Directions: From Riverdale Road, go left on Gardenwalk, left on Garden Ridge and right on Boston Commons
• Financial info: Listing sold As-Is; Investor-owned; Financing options: Cash, Conventional, FHA, VA, 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Parking pad with space for 2 vehicles
• Utilities: Private water; Septic tank; Electricity available
• Home design: Single-family residence; Residential property; Resale condition; One story
• Construction: Built in 1998; Aluminum and vinyl siding; Composition (and other) roof; Slab foundation
• Exterior features: Fenced yard; Lot approximately 0.43 acre; Lot info from public records; No community amenities listed

Interior

• Kitchen: Dishwasher; Microwave; Breakfast area; Pantry
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: One-level layout; Public-record living area of 1,200; Family room and foyer; Kitchen includes a breakfast area and pantry; No basement; Outbuilding on the property
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Martin Luther King- Jr. Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 578 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 flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $115k; 22% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.19% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (median comp): $247,985
• List price: $140,000
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Eagles Flight Ln	0.70mi	3/2.0	1,264 (+5%)	7mo	$235,000	$186	53
425 Eagles Flight Ln	0.69mi	3/2.0	1,304 (+9%)	3mo	$212,000	$163	51
5721 Hidden Brook Cir	0.62mi	3/2.0	1,336 (+11%)	6mo	$230,000	$172	47
459 Eagles Crossing Cir	0.59mi	3/2.0	1,339 (+12%)	10mo	$179,000	$134	45
5644 Pine Gate Dr	0.46mi	3/2.0	1,342 (+12%)	18mo	$199,770	$149	43
5575 Pine Gate Dr	0.58mi	3/1.5	1,048 (-13%)	8mo	$138,500	$132	43
441 Eagles Crossing Cir	0.62mi	3/2.0	1,312 (+9%)	19mo	$249,000	$190	40
5799 Eagles Feather Ln	0.68mi	3/2.0	1,366 (+14%)	10mo	$176,000	$129	37
5805 Eagles Feather Ln	0.67mi	4/2.0 (+1)	1,339 (+12%)	12mo	$240,000	$179	35

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: 30.1%
• Equity multiple: 3.35×
• Total profit: $92,117
• Equity at exit: $126,123

10-year hold

• IRR: 25.5%
• Equity multiple: 7.38×
• Total profit: $250,040
• Equity at exit: $271,989

Cash invested: $39,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$734
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $301

Break-even live

Break-even rent $1,279

Max offer price $140,000

Occupancy floor 77%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	2d	9	0.18mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	43d	9	0.22mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	5d	8	0.25mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	43d	1	0.33mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	20d	1	0.33mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	20d	1	0.33mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	0.35mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	44d	1	0.38mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	3d	1	0.38mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	24d	1	0.39mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	2d	12	0.40mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	1d	35	0.41mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	18d	9	0.52mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	43d	1	0.56mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	1d	11	0.57mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	43d	1	0.57mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	20d	1	0.58mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	43d	1	0.59mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	0.61mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	43d	1	0.62mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	12d	1	0.62mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	43d	21	0.64mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	0.64mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	43d	1	0.66mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	43d	1	0.71mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	0.71mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	44d	1	0.71mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	0.71mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	4d	1	0.75mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	43d	1	0.81mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.83mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	43d	1	0.84mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	43d	1	0.87mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.92mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	43d	1	0.94mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	4d	1	0.94mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.95mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	43d	1	0.97mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.99mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	1.06mi

Listing history 31 events

1. 2026-06-18
   days on market $140,000 Active 32 DOM
2. 2026-06-17
   days on market $140,000 Active 31 DOM
3. 2026-06-16
   days on market $140,000 Active 30 DOM
4. 2026-06-15
   days on market $140,000 Active 29 DOM
5. 2026-06-13
   days on market $140,000 Active 27 DOM
6. 2026-06-09
   days on market $140,000 Active 23 DOM
7. 2026-06-08
   days on market $140,000 Active 22 DOM
8. 2026-06-07
   statusdays on market $140,000 Active 21 DOM
9. 2026-06-04
   statusdays on market $140,000 Back On Market 18 DOM
10. 2026-05-11
    listed $140,000 New 549-char remark
11. 2023-12-20
    historical $1,200
12. 2023-12-05
    price $1,200
13. 2023-11-03
    price $1,350
14. 2023-10-11
    price $1,425
15. 2023-09-20
    listed $1,525
16. 2019-05-21
    soldstatus $115,000
17. 2018-12-13
    soldstatus $82,000 Sold 351-char remark

    Show marketing remark (350 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH***COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME. THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

18. 2018-12-13
    soldstatus $82,000 Sold

    Show marketing remark (350 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH***COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME. THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

19. 2018-11-27
    status Under Contract

    Show marketing remark (351 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

20. 2018-11-27
    status Pending 351-char remark

    Show marketing remark (351 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

21. 2018-11-11
    status Back on Market

    Show marketing remark (351 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

22. 2018-11-11
    status Active 351-char remark

    Show marketing remark (351 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

23. 2018-09-20
    status Under Contract

    Show marketing remark (351 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

24. 2018-09-20
    status Pending 351-char remark

    Show marketing remark (351 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH*** COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME, THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

25. 2018-08-28
    listed $79,000 Active 351-char remark

    Show marketing remark (350 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH***COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME. THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

26. 2018-08-28
    listed $79,000 New

    Show marketing remark (350 chars)

    BACK ON MARKET!! BUYER'S FINANCING FELL THROUGH***COZY AND WELL MAINTAINED 3 BEDROOM/2 BATH HOME. THIS IS AN END UNIT WITH A FENCED BACKYARD AND OUTBUILDING, FRONT PORCH, NO HOA FEES, SEPARATE FAMILY ROOM, 5 YEARS OLD ROOF AND HVAC UNIT, QUITE NEIGHBORHOOD, CLOSE TO I-85, I-75 & I-285 AND SHOPPING. CLOSE TO AIRPORT. GREAT FOR FIRST TIME BUYERS.

27. 2011-10-12
    historical
28. 2011-06-01
    soldstatus $8,636 Sold
29. 2011-05-09
    status Pending
30. 2011-03-22
    listed $14,500 Active
31. 1996-12-17
    soldstatus $64,900

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/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: $19,921
• − Mortgage interest: −$7,842
• − Property taxes: −$2,615
• − Insurance: −$700
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,073
• Taxable income: $1,504
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $3,252/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: 61,126
• 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

+115.7% since first listed

24 events — show timeline

• 2026-06-03 Relisted — GAMLS
• 2026-05-28 Pending — GAMLS
• 2026-05-11 Listed $140,000 GAMLS
• 2023-12-20 Rental Removed $1,200 FMLS
• 2023-12-05 Price Changed $1,200 FMLS
• 2023-11-03 Price Changed $1,350 FMLS
• 2023-10-11 Price Changed $1,425 FMLS
• 2023-09-20 Listed for Rent $1,525 FMLS
• 2019-05-21 Sold (Public Records) $115,000 Public Records
• 2018-12-13 Sold (MLS) $82,000 GAMLS
• 2018-12-13 Sold (MLS) $82,000 FMLS
• 2018-11-27 Pending — GAMLS
• 2018-11-27 Pending — FMLS
• 2018-11-11 Relisted — GAMLS
• 2018-11-11 Relisted — FMLS
• 2018-09-20 Pending — GAMLS
• 2018-09-20 Pending — FMLS
• 2018-08-28 Listed $79,000 GAMLS
• 2018-08-28 Listed $79,000 FMLS
• 2011-10-12 Listing Removed — FMLS
• 2011-06-01 Sold (MLS) $8,636 FMLS
• 2011-05-09 Pending — FMLS
• 2011-03-22 Listed $14,500 FMLS
• 1996-12-17 Sold (Public Records) $64,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,615 · -1.8% YoY. Source: county tax records.