167 Iris Ct · Riverdale, GA 30274

$135,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 31 Days on market

Built 1979 Est $205k · 34% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 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

* * * * * * INVESTORS WANTED * * * * * THIS IS A UNIT THAT HAD A FIRE IT WAS CONTAINED TO THE LIVING ROOM AND KITCHEN AREA, HAS BEEN BOARDED UP FOR SAFTEY AND VAGRANCY REASONS. 3 BEDROOMS AND LOADS OF YARD SPACE FRONT AND BACK. .. .. .WITH YOUR TLC THIS WOULD BE A GREAT PROPERTY. .. .. .. .. .. PRICED TO SELL. .. .VERY STABLE NEIGHBORHOOD. .NEAR SCHOOLS

Key facts

• Built 1979
• Listed 31 days

Property features AI

Finance

• Other: Property condition: fixer; Subdivision: WINDGATE HILLS; Community features include sidewalks, street lights, walk-to-schools, and proximity to shopping
• Financial info: Listing sold as-is; Investor-owned; Accepts Cash and Conventional offers
• HOA & community: No HOA; No association fees

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; No utilities specifically listed
• Home design: Single-family residence (house); Built in 1979; One story
• Construction: Press board construction; Composition roof; 1979 construction
• Exterior features: Sloped lot; Sidewalks and street lights nearby; Walking distance to schools; Close to shopping

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One-level living; Family room; Fireplace in family room; Laundry room located in hall
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Callaway Elementary School (math 24% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 706 students, 90% FRL); Kendrick Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 696 students, 90% FRL); Riverdale High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,333 students, 90% FRL).
• Market conditions: Rents rising (+1.3%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 39% 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 $933 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 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $135k implies a 211% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $204,594
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Iris Ct	0.00mi	3/1.5	1,118 (0%)	0mo	$84,000	$75	98
161 Aaron Ct	0.06mi	4/1.5 (+1)	1,158 (+4%)	10mo	$170,000	$147	76
7619 Ward Ln	0.22mi	3/2.0	1,143 (+2%)	14mo	$185,000	$162	74
7643 Ward Ln	0.23mi	3/2.0	1,040 (-7%)	14mo	$239,900	$231	66
7629 Park Ln	0.15mi	3/2.0	1,263 (+13%)	11mo	$238,500	$189	62
447 Wavelyn Way	0.51mi	3/1.5	1,092 (-2%)	13mo	$153,700	$141	60
7747 Rountree Xing	0.28mi	3/2.0	1,275 (+14%)	11mo	$238,000	$187	54
7845 Chase Woods Dr	0.41mi	4/2.0 (+1)	1,240 (+11%)	7mo	$227,000	$183	52
418 Cameo Dr	0.63mi	3/1.0	1,040 (-7%)	9mo	$169,000	$163	48
7437 Nulan Way	0.57mi	3/2.0	1,225 (+10%)	13mo	$225,000	$184	47
113 Hager Dr	0.56mi	3/2.5	1,274 (+14%)	8mo	$260,000	$204	42
261 Whipporwill Way	0.74mi	3/1.0	988 (-12%)	1mo	$150,000	$152	41

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $311
• Equity at exit: $20,129

10-year hold

• IRR: 8.1%
• Equity multiple: 1.56×
• Total profit: $21,355
• Equity at exit: $11,672

Cash invested: $37,800 (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: $1,677 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $392

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 72%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,665	$1.58	2d	1	0.15mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	43d	1	0.24mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	4d	1	0.30mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	43d	1	0.31mi
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	24d	1	0.38mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	43d	1	0.50mi
537 Fielding Cir Riverdale, GA	3.0	1.0	1025	$1,465	$1.43	24d	1	0.59mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	1d	18	0.61mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,630	$1.49	4d	1	0.80mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	0.81mi
53 Skylark Ln Jonesboro, GA	3.0	1.5	1176	$1,595	$1.36	24d	1	0.83mi
14 Cardinal Ln Jonesboro, GA	3.0	2.0	1118	$1,501	$1.34	5d	1	0.84mi
8038 Flamingo Dr Jonesboro, GA	3.0	1.5	1178	$1,553	$1.32	24d	1	0.88mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	4d	1	0.89mi
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	43d	1	0.96mi
1 Magnolia Cir Jonesboro, GA	1.0–3.0	1.0–2.0	925	$1,622	$1.75	2d	15	1.01mi
8154 Huntington Dr Jonesboro, GA	3.0	2.0	1188	$1,661	$1.40	3d	1	1.02mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	43d	1	1.06mi
8202 Attleboro Dr Jonesboro, GA	3.0	1.0	850	$1,295	$1.52	24d	1	1.08mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	1.10mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	43d	1	1.10mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	15d	1	1.11mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	43d	1	1.12mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,315	$1.39	1d	12	1.14mi
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	18d	1	1.14mi
8141 Hynds Springs Ln Jonesboro, GA	3.0	2.0	1360	$1,715	$1.26	43d	1	1.18mi
8268 Dunellen Ln Jonesboro, GA	4.0	2.0	1352	$1,805	$1.34	43d	1	1.22mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	4d	1	1.26mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	12d	1	1.28mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	4d	1	1.29mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	1.30mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	1.32mi
7259 Mayfair Cir Jonesboro, GA	3.0	1.0	1014	$1,590	$1.57	3d	1	1.32mi
858 Ohara Dr Jonesboro, GA	2.0	2.0	1001	$1,500	$1.50	43d	1	1.34mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	4d	1	1.34mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	1.35mi
6903 Tara Blvd Jonesboro, GA	2.0	2.0	1150	$1,305	$1.13	24d	1	1.35mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	43d	2	1.35mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,428	$1.69	1d	9	1.35mi
7878 N Main St Jonesboro, GA	2.0	1.0	950	$962	$1.01	2d	5	1.37mi

Listing history 14 events

1. 2026-06-17
   status $135,000 Under Contract 31 DOM
2. 2026-06-16
   days on market $135,000 Active 31 DOM
3. 2026-06-15
   days on market $135,000 Active 30 DOM
4. 2026-06-13
   days on market $135,000 Active 28 DOM
5. 2026-06-09
   days on market $135,000 Active 24 DOM
6. 2026-06-08
   days on market $135,000 Active 23 DOM
7. 2026-06-07
   days on market $135,000 Active 22 DOM
8. 2026-06-04
   days on market $135,000 Active 19 DOM
9. 2026-06-03
   days on market $135,000 Active 18 DOM
10. 2026-06-02
    days on market $135,000 Active 17 DOM
11. 2026-06-01
    days on market $135,000 Active 16 DOM
12. 2026-05-31
    days on market $135,000 Active 15 DOM
13. 2026-05-15
    listed $135,000 New
14. 1981-02-28
    soldstatus $43,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,130
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$3,927
• Taxable income: $2,720
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $4,054/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

+211.1% since first listed

2 events — show timeline

• 2026-05-15 Listed $135,000 GAMLS
• 1981-02-28 Sold (Public Records) $43,400 Public Records

Property tax history

-19.0%/yr

Latest (2025): $35 · +0.0% YoY. Source: county tax records.