1036 Quail Hunt Dr · Riverdale, GA 30296

$254,900

3 bd · 3.0 ba · 2,032 sqft · SingleFamily public records · 6 Days on market

Built 2004 784 sqft lot $125/sqft · 8% below area Est $278k · 8% under

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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 +13.3/30.0
• ARV discount +11.2/15.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced below market, this beautifully maintained 3-bedroom, 2.5-bath home offers over 2,000 square feet of comfortable living space in a convenient Riverdale location with no HOA. Whether you're a first-time homebuyer, growing family, or savvy investor, this property provides the space, flexibility, and value you've been searching for. Step inside to discover a spacious floor plan featuring generous living areas, abundant natural light, and plenty of room to entertain. The well-appointed kitchen offers ample cabinet and counter space, while the adjoining dining and living areas create the perfect setting for everyday living and special gatherings. Upstairs, you'll find spacious bedrooms, in

Key facts

• Private bath
• Walk-in closet
• Spacious floor plan

Tags

• RIVERDALE LOCATION
• NO HOA
• SPACIOUS FLOOR PLAN
• WELL-APPOINTED KITCHEN
• PRIVATE BATH
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Community sidewalks

Exterior

• Parking: Attached garage (2 spaces); Total of 4 parking spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric (110 volts); Sewer, electricity and water available
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition/shingle roof; Slab foundation
• Exterior features: Private yard; Deck; Front porch; Patio; Rain gutters; Concrete road frontage; City street access; Sidewalks in the community

Interior

• Kitchen: Solid surface counters; Cabinets; Gas range; Range hood; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Hardwood; Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower
• Heating & cooling: Central air
• Interior features: Tray ceilings; Cathedral ceilings; Walk-in closets; One fireplace located in the family room; Den; Open-concept dining area
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $0 ($2/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 $203k (20.3% below list).
• Recommended offer: $203k (20.3% 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, 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: Oliver Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 539 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 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 (+3.5%/yr); 142 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($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 $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 8y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,045 (20.3% 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. 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?
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: 0.80% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (median comp): $277,934
• List price: $254,900
• Delta: -6.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1267 Partridge Ln	0.13mi	3/2.5	2,101 (+3%)	0mo	$260,000	$124	86
1292 Partridge Ln	0.14mi	3/2.5	2,101 (+3%)	4mo	$264,000	$126	82
1263 Creekview Cir	0.19mi	4/2.5 (+1)	2,128 (+5%)	7mo	$274,000	$129	70
6678 Collier Way	0.30mi	3/2.0	1,808 (-11%)	2mo	$239,000	$132	62
6865 Shangrila Way	0.42mi	3/2.0	1,910 (-6%)	7mo	$196,000	$103	61
1149 Quail Hunt Dr	0.19mi	4/2.5 (+1)	2,292 (+13%)	3mo	$277,400	$121	60
1083 Genny Ln	0.59mi	3/2.0	1,927 (-5%)	1mo	$178,500	$93	59
6712 Collier Way	0.32mi	3/2.5	2,300 (+13%)	6mo	$265,000	$115	56
6883 Creekmoor Ln	0.44mi	3/2.5	2,325 (+14%)	3mo	$158,500	$68	51
6799 Ridgewood Ln	0.58mi	4/2.0 (+1)	2,246 (+10%)	6mo	$274,000	$122	42
1458 Cambridge Ct	0.58mi	4/2.5 (+1)	1,782 (-12%)	7mo	$246,000	$138	40
1266 Pixley Dr	0.71mi	4/2.5 (+1)	2,306 (+14%)	2mo	$265,000	$115	36

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-40,233
• Equity at exit: $38,006

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-30,604
• Equity at exit: $22,039

Cash invested: $71,372 (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: 142
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $0

Break-even live

Break-even rent $2,030

Max offer price $254,900

Occupancy floor 95%

Sensitivity live

Price	-10% $144	-5% $72	+0% $0	+5% $-72	+10% $-144
Rent	-10% $-160	-5% $-80	+0% $0	+5% $80	+10% $161
Rate	-1.0pp $129	-0.5pp $65	base $0	+0.5pp $-66	+1.0pp $-133

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 Quail Hunt Dr Riverdale, GA	3.0	2.5	2102	$2,161	$1.03	1d	1	0.07mi
1118 Quail Hunt Dr Riverdale, GA	4.0	2.5	2227	$2,100	$0.94	45d	1	0.14mi
6635 Autumn West Dr Riverdale, GA	3.0	2.0	1728	$1,840	$1.06	26d	1	0.18mi
6704 Amesbury Ln Riverdale, GA	3.0	2.0	1654	$1,985	$1.20	45d	1	0.43mi
6798 Collier Way Riverdale, GA	4.0	2.0	1900	$1,900	$1.00	26d	1	0.44mi
6616 Wellesley Dr Riverdale, GA	4.0	3.0	1652	$2,395	$1.45	24d	1	0.50mi
1109 Mary Lee Ct Riverdale, GA	3.0	2.5	1905	$1,900	$1.00	45d	1	0.51mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	7d	1	0.58mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	7d	1	0.63mi
1563 Bethsaida Rd Riverdale, GA	3.0	2.0	2398	$1,758	$0.73	1d	1	0.69mi
6492 Meadow Lark Dr Riverdale, GA	4.0	3.0	2158	$2,265	$1.05	1d	1	0.77mi
7045 Eden Ct Riverdale, GA	3.0	2.5	1976	$2,100	$1.06	45d	1	0.81mi
6316 Steepleridge Ct Riverdale, GA	4.0	2.5	1634	$2,011	$1.23	7d	1	0.84mi
1645 Hebron Ln Unit Top Floor Riverdale, GA	3.0	2.0	1539	$2,400	$1.56	45d	1	0.86mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	45d	1	0.87mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	3d	1	0.87mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	45d	1	0.90mi
6061 Pine View Ter Riverdale, GA	3.0	2.0	1508	$1,811	$1.20	3d	1	0.98mi
1146 E Fayetteville Rd Riverdale, GA	3.0	2.0	1590	$1,781	$1.12	14d	1	1.00mi
1387 Cater Ln Riverdale, GA	4.0	2.5	2136	$2,095	$0.98	7d	1	1.04mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	46d	1	1.06mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,800	$1.18	1d	1	1.08mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,735	$1.22	1d	1	1.14mi
1357 Heather Cir Riverdale, GA	3.0	2.0	1553	$1,794	$1.16	6d	1	1.24mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	45d	1	1.27mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	6d	1	1.29mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	26d	1	1.32mi
6076 Camden Forrest Dr Riverdale, GA	3.0	2.5	1566	$1,700	$1.09	7d	1	1.32mi
6055 Yellowood Ct Atlanta, GA	3.0	3.0	2014	$2,181	$1.08	14d	1	1.33mi
6104 Camden Forrest Ct Riverdale, GA	2.0	2.5	1812	$1,700	$0.94	45d	1	1.34mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	45d	1	1.35mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	45d	1	1.43mi
504 Pinecrest Dr Riverdale, GA	4.0	2.0	1500	$1,700	$1.13	26d	1	1.48mi
1684 Regency Pl Riverdale, GA	3.0	2.0	2175	$2,035	$0.94	7d	1	1.50mi

Listing history 48 events

1. 2026-06-09
   days on market $254,900 Active 6 DOM
2. 2026-06-08
   days on market $254,900 Active 5 DOM
3. 2026-06-07
   days on market $254,900 Active 4 DOM
4. 2026-06-04
   remarks 699-char remark
5. 2026-06-04
   pricedays on marketlisting id $254,900 Active 1 DOM
6. 2026-06-01
   days on market $259,900 Active 92 DOM
7. 2026-05-31
   days on market $259,900 Active 91 DOM
8. 2026-04-13
   price $259,900 1484-char remark
9. 2026-04-13
   price $259,900 1448-char remark
10. 2026-03-01
    listed $270,000 New 1448-char remark
11. 2026-03-01
    listed $270,000 Active 1484-char remark
12. 2025-01-07
    historical
13. 2024-12-18
    price $279,900
14. 2024-12-18
    price $279,900
15. 2024-11-30
    listed $287,000 Active
16. 2024-11-30
    listed $287,000 New
17. 2024-04-04
    soldstatus $263,000
18. 2024-03-29
    soldstatus $263,000 Sold
19. 2024-03-29
    soldstatus $263,000 Closed
20. 2024-03-14
    status Pending
21. 2024-03-13
    historical Active Under Contract
22. 2024-03-13
    status Under Contract
23. 2024-03-06
    price $270,000
24. 2024-03-06
    price $270,000
25. 2024-02-16
    listed $275,000 Active
26. 2024-02-13
    listed $275,000 New
27. 2023-08-24
    historical
28. 2023-07-21
    status New
29. 2023-07-06
    historical
30. 2023-06-16
    listed $296,333 New
31. 2018-12-05
    soldstatus $140,000
32. 2018-10-01
    historical
33. 2018-08-31
    listed $140,000 New
34. 2018-08-16
    historical
35. 2018-07-26
    historical
36. 2018-07-25
    listed $140,000 New
37. 2018-06-20
    status Pending
38. 2018-06-20
    status Under Contract
39. 2018-06-20
    soldstatus $104,000
40. 2018-06-16
    historical
41. 2018-06-16
    historical
42. 2018-06-16
    historical
43. 2018-06-04
    price $140,000
44. 2018-06-04
    price $140,000
45. 2018-04-16
    historical
46. 2018-04-13
    listed $150,000 Active
47. 2018-04-13
    listed $150,000 New
48. 2018-04-13
    listed $150,000 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: $1,932 · $161/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$413/yr (+$34/mo · 21.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,365
• − Mortgage interest: −$14,278
• − Property taxes: −$1,932
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$7,415
• Taxable loss: −$4,433
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $1,066/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): 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

+69.9% since first listed

45 events — show timeline

• 2026-06-08 Listing Removed — GAMLS
• 2026-06-02 Listed $254,900 GAMLS
• 2026-06-01 Listing Removed — FMLS
• 2026-06-01 Listing Removed — GAMLS
• 2026-04-13 Price Changed $259,900 FMLS
• 2026-04-13 Price Changed $259,900 GAMLS
• 2026-03-01 Listed $270,000 FMLS
• 2026-03-01 Listed $270,000 GAMLS
• 2025-01-07 Listing Removed — GAMLS
• 2024-12-18 Price Changed $279,900 GAMLS
• 2024-12-18 Price Changed $279,900 FMLS
• 2024-11-30 Listed $287,000 GAMLS
• 2024-11-30 Listed $287,000 FMLS
• 2024-04-04 Sold (Public Records) $263,000 Public Records
• 2024-03-29 Sold (MLS) $263,000 FMLS
• 2024-03-29 Sold (MLS) $263,000 GAMLS
• 2024-03-14 Pending — FMLS
• 2024-03-13 Contingent — FMLS
• 2024-03-13 Pending — GAMLS
• 2024-03-06 Price Changed $270,000 GAMLS
• 2024-03-06 Price Changed $270,000 FMLS
• 2024-02-16 Listed $275,000 FMLS
• 2024-02-13 Listed $275,000 GAMLS
• 2023-08-24 Listing Removed — GAMLS
• 2023-07-21 Relisted — GAMLS
• 2023-07-06 Listing Removed — GAMLS
• 2023-06-16 Listed $296,333 GAMLS
• 2018-12-05 Sold (Public Records) $140,000 Public Records
• 2018-10-01 Listing Removed — GAMLS
• 2018-08-31 Listed $140,000 GAMLS
• 2018-08-16 Listing Removed — GAMLS
• 2018-07-26 Listing Removed — FMLS
• 2018-07-25 Listed $140,000 GAMLS
• 2018-06-20 Pending — FMLS
• 2018-06-20 Pending — GAMLS
• 2018-06-20 Sold (Public Records) $104,000 Public Records
• 2018-06-16 Listing Removed — GAMLS
• 2018-06-16 Listing Removed — GAMLS
• 2018-06-16 Listing Removed — FMLS
• 2018-06-04 Price Changed $140,000 GAMLS
• 2018-06-04 Price Changed $140,000 FMLS
• 2018-04-16 Listing Removed — GAMLS
• 2018-04-13 Listed $150,000 GAMLS
• 2018-04-13 Listed $150,000 GAMLS
• 2018-04-13 Listed $150,000 FMLS

Property tax history

+3.0%/yr

Latest (2025): $1,932 · -57.7% YoY. Source: county tax records.