7170 Lady Heidi Ct · Riverdale, GA 30236

$187,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 8 Days on market

Built 1966 0.26 ac lot Est $167k · 12% 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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Professional photos coming soon! Showings are available now. Don't miss the opportunity to view this spacious and well-maintained home before the full photo package is released. Welcome to 7170 Lady Heidi Court in Jonesboro! This spacious and well-maintained home offers incredible flexibility with multiple bedrooms, generous living space, and room for a variety of lifestyle needs. Whether you're looking for extra space for family, a home office, hobby rooms, or guest accommodations, this property delivers. The home features a roof approximately 10 years old and comes complete with all kitchen appliances, including the refrigerator, stove, dishwasher, and microwave. Enjoy a combination of carpet and vinyl flooring throughout, along with the added bonus of a relaxing hot tub that will remain with the property. Conveniently located near shopping, dining, schools, and major highways, this home offers both comfort and convenience. Don't miss this unique opportunity to own a property with exceptional space and value in today's market. Schedule your private showing today! This home is occupied. Please use showing time. Please call Angel Jones with any questions. Please email offers to. Home is in Supra. DO NOT ENTER PROPERTY WITHOUT APPOINTMENT

Key facts

• Guest accommodations
• Kitchen appliances
• Multiple bedrooms

Tags

• MULTIPLE BEDROOMS
• GENEROUS LIVING SPACE
• HOME OFFICE
• HOBBY ROOMS
• GUEST ACCOMMODATIONS
• KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Four total parking spaces; Parking pad
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One level; Brick front; Fee simple ownership; Resale condition; Slab foundation
• Construction: Composition roof
• Exterior features: Private yard; Storage; Front porch; Back yard fencing (chain link); Private spa; Shed(s)

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Walk-in pantry; Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level; Bedroom(s) include a sitting room and other features
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Electric cooling components
• Interior features: One fireplace located in the family room; Walk-in closet(s); Other interior features
• Laundry & utility: Electric dryer hookup; Laundry located in hall and in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $159k (15.1% below list).
• Recommended offer: $159k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Kilpatrick Elementary School (math 7% / reading 15%, grade F, #1,071 of 1,228 statewide, top 88%, 618 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 rising (+2.1%/yr); 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $187k implies a 175% 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 $158,758 (15.1% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.85% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $167,075
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Whipporwill Way	0.16mi	3/1.0	988 (-4%)	1mo	$150,000	$152	82
301 Lady Agatha Ct	0.09mi	3/1.0	975 (-5%)	15mo	$159,000	$163	71
418 Cameo Dr	0.47mi	3/1.0	1,040 (+2%)	9mo	$169,000	$163	64
56 Crystal River Dr	0.65mi	4/1.5 (+1)	1,025 (0%)	2mo	$222,900	$217	61
7420 Nulan Way	0.59mi	3/1.0	962 (-6%)	16mo	$118,000	$123	45
447 Wavelyn Way	0.74mi	3/1.5	1,092 (+6%)	13mo	$153,700	$141	42

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-25,461
• Equity at exit: $27,882

10-year hold

• IRR: -6.1%
• Equity multiple: 0.62×
• Total profit: $-19,800
• Equity at exit: $16,168

Cash invested: $52,360 (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 30236

• Rents YoY: 2.1%
• Active inventory: 275
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$981
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $98

Break-even live

Break-even rent $1,463

Max offer price $187,000

Occupancy floor 89%

Sensitivity live

Price	-10% $204	-5% $151	+0% $98	+5% $45	+10% $-8
Rent	-10% $-27	-5% $35	+0% $98	+5% $161	+10% $224
Rate	-1.0pp $192	-0.5pp $146	base $98	+0.5pp $50	+1.0pp $0

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	45d	1	0.26mi
6903 Tara Blvd Jonesboro, GA	2.0	2.0	1150	$1,305	$1.13	26d	1	0.46mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	45d	2	0.46mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,424	$1.69	0d	9	0.47mi
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	26d	1	0.55mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	45d	1	0.57mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	14d	1	0.66mi
6791 Gillis Ct Riverdale, GA	4.0	2.0	1500	$1,901	$1.27	23d	1	0.75mi
661 Sherwood Dr Jonesboro, GA	2.0–3.0	1.0–2.0	1184	$1,495	$1.26	45d	1	0.77mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	45d	1	0.82mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	6d	1	0.84mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	0d	1	0.84mi
537 Fielding Cir Riverdale, GA	3.0	1.0	1025	$1,465	$1.43	26d	1	0.87mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	17d	1	0.88mi
754 S Nottingham Rd Jonesboro, GA	3.0	1.0	1144	$1,500	$1.31	45d	1	0.91mi
6690 Willow Twig Rd Riverdale, GA	2.0	2.0	1068	$1,300	$1.22	26d	1	0.91mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	7d	1	0.96mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	46d	1	0.98mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	45d	1	0.99mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	20d	1	1.01mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	45d	1	1.01mi
7259 Mayfair Cir Jonesboro, GA	3.0	1.0	1014	$1,590	$1.57	4d	1	1.02mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	6d	1	1.02mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,630	$1.54	0d	1	1.04mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	14d	1	1.07mi
6763 Brookwood Cir Jonesboro, GA	3.0	1.5	1283	$1,391	$1.08	45d	1	1.09mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	45d	1	1.11mi
263 Roxbury Dr Riverdale, GA	3.0	2.0	1135	$1,585	$1.40	23d	1	1.11mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	45d	1	1.11mi
6726 Tara Blvd Jonesboro, GA	3.0	1.0–2.5	1147	$1,499	$1.31	14d	1	1.14mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	6d	1	1.17mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	45d	1	1.17mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	45d	1	1.22mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	5d	1	1.25mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,500	$1.32	5d	8	1.25mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	14d	1	1.29mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	45d	1	1.30mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,405	$1.41	0d	37	1.32mi
100 Chaselake Dr Jonesboro, GA	1.0–3.0	1.0–2.0	1160	$1,501	$1.29	0d	22	1.35mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	45d	1	1.35mi

Listing history 6 events

1. 2026-06-21
   days on market $187,000 Coming Soon 8 DOM
2. 2026-06-18
   days on market $187,000 Coming Soon 5 DOM
3. 2026-06-17
   days on market $187,000 Coming Soon 4 DOM
4. 2026-06-16
   days on market $187,000 Coming Soon 3 DOM
5. 2026-06-15
   remarks 687-char remark
6. 2026-06-15
   listed $187,000 Coming Soon 2 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: $1,170 · $98/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$550/yr (+$46/mo · 47.0%)

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,051
• − Mortgage interest: −$10,475
• − Property taxes: −$1,170
• − Insurance: −$935
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$5,440
• Taxable loss: −$2,017
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,661/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): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+1114.3% since first listed

4 events — show timeline

• 2026-06-13 Coming Soon $187,000 GAMLS
• 2026-06-13 Coming Soon $187,000 FMLS
• 1996-09-09 Sold (Public Records) $68,000 Public Records
• 1966-03-18 Sold (Public Records) $15,400 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,170 · +6.6% YoY. Source: county tax records.