8173 Canyon Forge Dr · Riverdale, GA 30274

$170,000

2 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 7 Days on market

Built 1986 3,894 sqft lot $125/sqft · 30% below area Est $244k · 30% under

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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

This Townhome offers 2 Bedroom on the upper level with a Jack and Jill Bathroom and separate laundry area.On the main floor there is a half bath,living room with fireplace and kitchen. This is a great home for first time home buyers or a investor. At this price this will not last long!

Key facts

• Renovated home
• Modern vanity sinks
• Updated kitchen

Tags

• RENOVATED HOME
• FRESH INTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• MODERN VANITY SINKS
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Asphalt road access

Exterior

• Parking: Driveway parking for 2 vehicles; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V (220V in laundry); Cable available; Natural gas available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: HardiPlank-type siding; Composition roof; Slab foundation; Built as part of a multi-unit community (1 unit in community)
• Exterior features: Rear porch; Wood fencing; Satellite dish

Interior

• Kitchen: Cabinetry with stained finish; Other surface countertops; Kitchen open to / views to family room; Microwave; Gas range; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the upper level; Split bedroom floor plan
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom with separate tub and shower and double vanity; One half bathroom on the main level
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Double vanity in bathroom(s); Insulated windows; Gas-started fireplace in the living room; 2+ shared/common walls
• Laundry & utility: Laundry closet on the upper level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $163k (3.9% below list).
• Recommended offer: $163k (3.9% 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: Swint Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 582 students, 90% FRL); Pointe South Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 760 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 at typical pace (median 21d 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 38% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

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 $163,415 (3.9% 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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $244,199
• List price: $170,000
• Delta: -30.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8317 Mountain Pass	0.29mi	3/2.0 (+1)	1,383 (+2%)	4mo	$226,000	$163	75
274 Park Ridge Ct	0.15mi	3/2.0 (+1)	1,535 (+13%)	3mo	$165,000	$107	63
8147 Mountain Pass	0.30mi	3/2.0 (+1)	1,432 (+6%)	11mo	$230,000	$161	63
8448 Taylor Rd	0.54mi	3/1.5 (+1)	1,344 (-1%)	5mo	$150,000	$112	62
8239 Valley Blf	0.33mi	3/2.5 (+1)	1,468 (+8%)	3mo	$230,000	$157	61
8212 Englewood Trl	0.46mi	3/2.0 (+1)	1,308 (-4%)	11mo	$245,000	$187	59
8404 Park Ridge Ln	0.34mi	3/2.0 (+1)	1,535 (+13%)	6mo	$225,000	$147	52
408 Park Ridge Cir	0.44mi	3/2.0 (+1)	1,525 (+12%)	4mo	$237,500	$156	50
8198 Winewood Ct	0.74mi	3/2.0 (+1)	1,280 (-6%)	3mo	$256,000	$200	49
7907 Taylor Cir	0.72mi	3/2.0 (+1)	1,228 (-9%)	5mo	$211,000	$172	41
8424 Taylor Rd	0.50mi	3/1.5 (+1)	1,517 (+12%)	10mo	$169,900	$112	41
8310 Meridian Dr	0.71mi	3/2.0 (+1)	1,477 (+9%)	11mo	$206,000	$139	38

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-23,876
• Equity at exit: $25,348

10-year hold

• IRR: -8.5%
• Equity multiple: 0.51×
• Total profit: $-23,329
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$891
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $100

Break-even live

Break-even rent $1,507

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $196	-5% $148	+0% $100	+5% $52	+10% $4
Rent	-10% $-29	-5% $36	+0% $100	+5% $165	+10% $229
Rate	-1.0pp $186	-0.5pp $144	base $100	+0.5pp $56	+1.0pp $11

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	5d	1	0.03mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	25d	1	0.06mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	0.09mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	20d	1	0.09mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	5d	1	0.11mi
102 Palisades Pointe Riverdale, GA	2.0	2.5	1224	$1,673	$1.37	5d	1	0.24mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	6d	1	0.29mi
8050 Taylor Rd Riverdale, GA	1.0–3.0	1.0–2.0	944	$1,152	$1.22	2d	12	0.30mi
8066 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,505	$1.18	4d	1	0.41mi
8078 Woodlake Dr Riverdale, GA	2.0	2.5	1280	$1,445	$1.13	2d	1	0.41mi
426 Park Ridge Cir Riverdale, GA	3.0	2.0	1578	$1,773	$1.12	44d	1	0.43mi
8038 Flamingo Dr Jonesboro, GA	3.0	1.5	1178	$1,553	$1.32	25d	1	0.46mi
14 Cardinal Ln Jonesboro, GA	3.0	2.0	1118	$1,501	$1.34	6d	1	0.51mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	5d	1	0.51mi
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	19d	1	0.51mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	44d	1	0.53mi
53 Skylark Ln Jonesboro, GA	3.0	1.5	1176	$1,595	$1.36	25d	1	0.57mi
222 Peartree Ln Riverdale, GA	3.0	1.5	1028	$1,480	$1.44	25d	1	0.62mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,630	$1.49	5d	1	0.65mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	44d	1	0.65mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	6d	1	0.67mi
8443 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1476	$1,735	$1.18	20d	1	0.73mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	6d	1	0.76mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,549	$1.74	2d	18	0.77mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	44d	1	0.78mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	16d	1	0.88mi
8612 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	0.89mi
8154 Huntington Dr Jonesboro, GA	3.0	2.0	1188	$1,661	$1.40	3d	1	0.91mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	25d	1	0.92mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	44d	1	0.94mi
8437 Pineland Dr Jonesboro, GA	2.0	1.5	1031	$1,300	$1.26	11d	1	0.94mi
8609 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,658	$1.08	25d	1	0.95mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	25d	1	0.98mi
8631 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	22d	1	0.98mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	44d	1	0.98mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	11d	1	0.98mi
8643 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,818	$1.19	25d	1	1.00mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	44d	1	1.01mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	1.05mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	44d	1	1.11mi

Listing history 19 events

1. 2026-06-18
   days on market $170,000 Active 7 DOM
2. 2026-06-17
   days on market $170,000 Active 6 DOM
3. 2026-06-16
   days on market $170,000 Active 5 DOM
4. 2026-06-15
   days on market $170,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   statusdays on marketlisting id $170,000 Active 2 DOM
7. 2026-01-23
   price $170,000 1183-char remark
8. 2025-12-04
   listed $185,000 Active 1183-char remark
9. 2025-11-30
   historical $185,000 1183-char remark
10. 2023-06-30
    soldstatus $170,000 Closed 286-char remark

    Show marketing remark (286 chars)

    This Townhome offers 2 Bedroom on the upper level with a Jack and Jill Bathroom and separate laundry area.On the main floor there is a half bath,living room with fireplace and kitchen. This is a great home for first time home buyers or a investor. At this price this will not last long!

11. 2023-06-03
    status Pending 286-char remark

    Show marketing remark (286 chars)

    This Townhome offers 2 Bedroom on the upper level with a Jack and Jill Bathroom and separate laundry area.On the main floor there is a half bath,living room with fireplace and kitchen. This is a great home for first time home buyers or a investor. At this price this will not last long!

12. 2023-05-26
    historical Active Under Contract 286-char remark

    Show marketing remark (286 chars)

    This Townhome offers 2 Bedroom on the upper level with a Jack and Jill Bathroom and separate laundry area.On the main floor there is a half bath,living room with fireplace and kitchen. This is a great home for first time home buyers or a investor. At this price this will not last long!

13. 2023-05-19
    listed $165,000 Active 286-char remark

    Show marketing remark (286 chars)

    This Townhome offers 2 Bedroom on the upper level with a Jack and Jill Bathroom and separate laundry area.On the main floor there is a half bath,living room with fireplace and kitchen. This is a great home for first time home buyers or a investor. At this price this will not last long!

14. 2014-04-04
    historical
15. 2014-01-27
    status Back On Market
16. 2014-01-23
    status Under Contract
17. 2014-01-10
    listed $44,500 New
18. 1996-05-20
    soldstatus $50,000
19. 1986-04-18
    soldstatus $57,800

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 ≥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: $19,610
• − Mortgage interest: −$9,523
• − Property taxes: −$2,741
• − Insurance: −$850
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$4,945
• Taxable loss: −$1,586
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $1,584/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

• Census place: Riverdale, GA
• 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

+194.1% since first listed

16 events — show timeline

• 2026-06-11 Listed $170,000 FMLS
• 2026-06-10 Coming Soon $170,000 FMLS
• 2026-05-23 Listing Removed — FMLS
• 2026-01-23 Price Changed $170,000 FMLS
• 2025-12-04 Listed $185,000 FMLS
• 2025-11-30 Coming Soon — FMLS
• 2023-06-30 Sold (MLS) $170,000 FMLS
• 2023-06-03 Pending — FMLS
• 2023-05-26 Contingent — FMLS
• 2023-05-19 Listed $165,000 FMLS
• 2014-04-04 Listing Removed — GAMLS
• 2014-01-27 Relisted — GAMLS
• 2014-01-23 Pending — GAMLS
• 2014-01-10 Listed $44,500 GAMLS
• 1996-05-20 Sold (Public Records) $50,000 Public Records
• 1986-04-18 Sold (Public Records) $57,800 Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,741 · +3.3% YoY. Source: county tax records.