821 Commerce Blvd · Riverdale, GA 30296

$199,000

3 bd · 3.0 ba · 1,508 sqft · Townhouse public records · 30 Days on market

Built 2005 3,101 sqft lot $132/sqft · at area comps Est $202k · at est. $90/mo HOA · 5% of rent

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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 +12.7/30.0
• ARV discount +8.1/15.0
• 1% rule +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming & Spacious Townhome in the Heart of Riverdale! The Perfect Blend of Comfort and Value Stop your search! This beautifully maintained townhome offers an incredible opportunity for homeowners looking for space, style, and affordability. Whether you are a first-time buyer or looking to downsize without sacrificing quality, this home is move-in ready and waiting for you. Home Highlights Modern Galley Kitchen: Featuring sleek granite countertops, this kitchen is as functional as it is stylish-perfect for whipping up gourmet meals. Thoughtful Layout: Enjoy a separate, cozy living room for relaxation and a formal dining area ideal for hosting Sunday dinners. Impressive Owner's Suite: Escape to a massive primary bedroom boasting elegant, trey ceilings and two spacious closets. It's a true retreat! Room for Everyone: Two additional generously sized bedrooms ensure plenty of space for family, guests, or a home office. Well-Maintained: From the floors to the fixtures, this "cute as a button" home shows true pride of ownership. Community & Financing Low Maintenance: A modest HOA fee of only $269 quarterly keeps the community looking sharp. Buying Made Easy: This property is eligible for Conventional, FHA, and VA loans, making it accessible for a variety of financing needs. Properties at this price point in such pristine condition do not last. Priced at just $199,000, this is the deal of the season in Riverdale. Don't wait-schedule your tour today and be the first in line for this gem!

Key facts

• Well-maintained
• Low maintenance
• $90 HOA

Tags

• MODERN GALLEY KITCHEN
• IMPRESSIVE OWNER’S SUITE
• WELL-MAINTAINED
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (7.7% below list).
• Recommended offer: $184k (7.7% below list) — sets the bar for 1% rule.

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 (+3.5%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($63k/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 30 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $95k; list at $199k implies a 109% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,607 (7.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (median comp): $201,783
• List price: $199,000
• Delta: -1.38%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Commerce Blvd	0.04mi	3/2.5	1,524 (+1%)	7mo	$209,900	$138	88
7691 Commerce Ct	0.13mi	3/2.5	1,524 (+1%)	23mo	$225,000	$148	71

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-32,526
• Equity at exit: $29,672

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-25,518
• Equity at exit: $17,206

Cash invested: $55,720 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$83
• HOA: −$90
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-22

Break-even live

Break-even rent $1,864

Max offer price $195,148

Occupancy floor 96%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	44d	1	0.42mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	2d	1	0.45mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	15d	1	0.45mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	4d	1	0.48mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	21d	1	0.52mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,462	$1.51	2d	30	0.56mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	44d	25	0.58mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	44d	1	0.59mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	24d	1	0.59mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	44d	1	0.64mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	4d	1	0.67mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	5d	1	0.70mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	44d	1	0.73mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	24d	1	0.79mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,750	$1.23	13d	1	0.82mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	44d	1	0.92mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,940	$1.64	5d	1	0.93mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,795	$1.17	2d	1	0.93mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	44d	1	0.98mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	1.00mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	4d	1	1.08mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	24d	1	1.09mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	44d	1	1.09mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,740	$1.07	2d	1	1.13mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	44d	1	1.15mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	44d	1	1.16mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	1.17mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	44d	1	1.20mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	4d	1	1.21mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	2d	1	1.21mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	1.21mi
1124 Cliftwood Dr Riverdale, GA	4.0	3.0	1845	$2,165	$1.17	22d	1	1.27mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	1.28mi
1132 Cliftwood Dr Riverdale, GA	3.0	2.5	1616	$2,200	$1.36	44d	1	1.28mi
100 Chase Ridge Dr Unit 1005 Riverdale, GA	2.0	2.0	1175	$1,395	$1.19	44d	1	1.29mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	13d	1	1.31mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,713	$1.12	24d	1	1.31mi
7773 Antebellum Ln Riverdale, GA	4.0	2.5	2140	$2,025	$0.95	5d	1	1.31mi
100 Chase Ridge Dr Riverdale, GA	1.0–2.0	1.0–2.0	1002	$1,545	$1.54	5d	6	1.31mi
100 Chase Ridge Dr Riverdale, GA	2.0	2.0	1175	$1,545	$1.31	44d	1	1.31mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 20 events

1. 2026-04-15
   listed $199,000 New 1523-char remark

   Show marketing remark (1568 chars)

   Charming & Spacious Townhome in the Heart of Riverdale! The Perfect Blend of Comfort and Value Stop your search! This beautifully maintained townhome offers an incredible opportunity for homeowners looking for space, style, and affordability. Whether you are a first-time buyer or looking to downsize without sacrificing quality, this home is move-in ready and waiting for you. Home Highlights Modern Galley Kitchen: Featuring sleek granite countertops, this kitchen is as functional as it is stylish—perfect for whipping up gourmet meals. Thoughtful Layout: Enjoy a separate, cozy living room for relaxation and a formal dining area ideal for hosting Sunday dinners. Impressive Owner’s Suite: Escape to a massive primary bedroom boasting elegant, trey ceilings and two spacious closets. It’s a true retreat! Room for Everyone: Two additional generously sized bedrooms ensure plenty of space for family, guests, or a home office. Well-Maintained: From the floors to the fixtures, this "cute as a button" home shows true pride of ownership. Community & Financing Low Maintenance: A modest HOA fee of only $269 quarterly keeps the community looking sharp. Buying Made Easy: This property is eligible for Conventional, FHA, and VA loans, making it accessible for a variety of financing needs. Properties at this price point in such pristine condition do not last. Priced at just $199,000, this is the deal of the season in Riverdale. Don't wait—schedule your tour today and be the first in line for this gem!

2. 2026-04-15
   listed $199,000 Active 1568-char remark

   Show marketing remark (1568 chars)

   Charming & Spacious Townhome in the Heart of Riverdale! The Perfect Blend of Comfort and Value Stop your search! This beautifully maintained townhome offers an incredible opportunity for homeowners looking for space, style, and affordability. Whether you are a first-time buyer or looking to downsize without sacrificing quality, this home is move-in ready and waiting for you. Home Highlights Modern Galley Kitchen: Featuring sleek granite countertops, this kitchen is as functional as it is stylish—perfect for whipping up gourmet meals. Thoughtful Layout: Enjoy a separate, cozy living room for relaxation and a formal dining area ideal for hosting Sunday dinners. Impressive Owner’s Suite: Escape to a massive primary bedroom boasting elegant, trey ceilings and two spacious closets. It’s a true retreat! Room for Everyone: Two additional generously sized bedrooms ensure plenty of space for family, guests, or a home office. Well-Maintained: From the floors to the fixtures, this "cute as a button" home shows true pride of ownership. Community & Financing Low Maintenance: A modest HOA fee of only $269 quarterly keeps the community looking sharp. Buying Made Easy: This property is eligible for Conventional, FHA, and VA loans, making it accessible for a variety of financing needs. Properties at this price point in such pristine condition do not last. Priced at just $199,000, this is the deal of the season in Riverdale. Don't wait—schedule your tour today and be the first in line for this gem!

3. 2018-10-24
   soldstatus $95,000
4. 2018-10-22
   status Pending
5. 2018-10-19
   soldstatus $95,000 Sold
6. 2018-09-24
   historical
7. 2018-09-24
   status Back on Market
8. 2018-09-24
   status Active
9. 2018-09-24
   historical
10. 2018-09-04
    status Under Contract
11. 2018-09-04
    status Pending
12. 2018-08-24
    listed $95,000 Active
13. 2018-08-24
    listed $95,000 New
14. 2016-08-06
    price $43,000
15. 2013-10-11
    historical
16. 2013-10-10
    soldstatus $44,000 Sold
17. 2013-07-24
    status Under Contract
18. 2013-07-24
    price $44,000
19. 2013-07-10
    historical Pending Approval
20. 2013-07-01
    listed $43,000 New

ⓘ 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: $3,070 · $256/mo
• Projected year-2 tax: $3,070 · $256/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,033
• − Mortgage interest: −$11,147
• − Property taxes: −$3,070
• − Insurance: −$995
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − HOA: −$1,080
• − Depreciation: −$5,789
• Taxable loss: −$3,573
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $596/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): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 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: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+362.8% since first listed

20 events — show timeline

• 2026-04-15 Listed $199,000 FMLS
• 2026-04-15 Listed $199,000 GAMLS
• 2018-10-24 Sold (Public Records) $95,000 Public Records
• 2018-10-22 Pending — FMLS
• 2018-10-19 Sold (MLS) $95,000 FMLS
• 2018-09-24 Listing Removed — FMLS
• 2018-09-24 Relisted — GAMLS
• 2018-09-24 Relisted — FMLS
• 2018-09-24 Listing Removed — GAMLS
• 2018-09-04 Pending — GAMLS
• 2018-09-04 Pending — FMLS
• 2018-08-24 Listed $95,000 GAMLS
• 2018-08-24 Listed $95,000 FMLS
• 2016-08-06 Price Changed $43,000 GAMLS
• 2013-10-11 Listing Removed — GAMLS
• 2013-10-10 Sold (MLS) $44,000 GAMLS
• 2013-07-24 Pending — GAMLS
• 2013-07-24 Price Changed $44,000 GAMLS
• 2013-07-10 Contingent — GAMLS
• 2013-07-01 Listed $43,000 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $3,070 · -3.8% YoY. Source: county tax records.