7103 Apache Ln · Riverdale, GA 30274

$159,999

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 29 Days on market

Built 1988 0.67 ac lot $102/sqft · 33% below area Est $239k · 33% under

---

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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• 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

Investor Special! This 3 bedroom, 2 bathroom ranch in Riverdale is the perfect opportunity for a fix and flip. Featuring a functional layout and great potential, this property is ready for your renovations and vision. Sold As-Is. Cash Buyers Only.

Key facts

• 0.67 acre lot
• Garage
• Built 1988

Property features AI

Finance

• Other: Located in Ponderosa subdivision, Riverdale, GA; MLS listing handled by Atrium Realty
• Financial info: Listing offered as-is; Cash offers only
• HOA & community: No HOA; No association fees

Exterior

• Parking: Garage (1 parking space total)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 220-volt electric; Other utilities
• Home design: Single-family residential house; Not attached to other structures; Built in 1988; Property listed in fixer condition
• Construction: Composition roof; Slab foundation; Built in 1988
• Exterior features: Composition roof; Slab foundation; Other construction materials; Lot about 0.666 acres (public records); No notable lot features or water bodies

Interior

• Kitchen: Other appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: One-level layout; Other interior features; No fireplaces; No common walls; No basement
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Riverdale Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 635 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 (+1.3%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% 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

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $157,599 (1.5% 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: 1.13% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (median comp): $238,844
• List price: $159,999
• Delta: -33.01%
• 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
7103 Apache Ln	0.00mi	3/2.0	1,575 (0%)	1mo	$137,500	$87	99
7017 Sun Valley Way	0.22mi	3/1.5	1,534 (-3%)	6mo	$185,000	$121	78
7062 Sir Galahad Way	0.65mi	3/2.0	1,549 (-2%)	2mo	$250,000	$161	66
7190 Williamsburg Dr	0.57mi	3/2.0	1,489 (-6%)	6mo	$222,000	$149	59
6973 Adel Ln	0.44mi	3/1.5	1,394 (-12%)	2mo	$190,000	$136	57
6927 Eunice Dr	0.40mi	3/2.0	1,375 (-13%)	8mo	$215,000	$156	53
6796 Black Twig Ct	0.62mi	3/1.5	1,610 (+2%)	15mo	$165,000	$102	52
279 Allison Ct	0.48mi	3/1.5	1,350 (-14%)	4mo	$201,000	$149	49
7411 Windsor Ct	0.57mi	4/3.0 (+1)	1,634 (+4%)	14mo	$225,000	$138	46
317 Lucan Way	0.62mi	3/2.5	1,718 (+9%)	12mo	$348,000	$203	44
546 Roxbury Dr	0.67mi	4/2.0 (+1)	1,650 (+5%)	17mo	$258,000	$156	42
80 Crystal River Dr	0.64mi	4/2.0 (+1)	1,352 (-14%)	12mo	$215,000	$159	32

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-12,624
• Equity at exit: $23,856

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,798
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$839
• Tax from tax record: −$262 /mo · $3,145/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $255

Break-even live

Break-even rent $1,478

Max offer price $159,999

Occupancy floor 81%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	15d	1	0.20mi
263 Elm Forest Way Riverdale, GA	4.0	3.0	2006	$2,173	$1.08	22d	1	0.24mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	44d	1	0.38mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	21d	1	0.38mi
293 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,900	$1.24	10d	1	0.45mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	5d	1	0.47mi
7067 Brookview Cir Riverdale, GA	4.0	3.0	1528	$1,850	$1.21	44d	1	0.50mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	44d	1	0.51mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,713	$1.12	24d	1	0.53mi
161 Shenandoah Dr Riverdale, GA	3.0	2.5	1708	$1,900	$1.11	44d	1	0.55mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	0.55mi
387 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,795	$1.17	22d	1	0.57mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	4d	1	0.57mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	44d	1	0.58mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	13d	1	0.59mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	13d	1	0.59mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	4d	1	0.60mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,940	$1.64	5d	1	0.65mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	44d	1	0.66mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	2d	12	0.68mi
6791 Gillis Ct Riverdale, GA	4.0	2.0	1500	$1,901	$1.27	22d	1	0.70mi
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	24d	1	0.83mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	5d	1	0.88mi
263 Roxbury Dr Riverdale, GA	3.0	2.0	1135	$1,585	$1.40	22d	1	0.89mi
69 Hager Dr Riverdale, GA	4.0	2.5	1960	$2,061	$1.05	5d	1	0.90mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	44d	1	0.91mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	44d	1	0.94mi
6690 Willow Twig Rd Riverdale, GA	2.0	2.0	1068	$1,300	$1.22	24d	1	0.94mi
6903 Tara Blvd Jonesboro, GA	2.0	2.0	1150	$1,305	$1.13	24d	1	1.01mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	44d	2	1.01mi
6631 Baldwin Ct Riverdale, GA	3.0	1.0	1211	$1,623	$1.34	24d	1	1.01mi
394 Queen Aliese Ln Jonesboro, GA	3.0	1.0	1350	$1,550	$1.15	44d	1	1.01mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	44d	1	1.02mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,428	$1.69	1d	9	1.03mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	2d	36	1.03mi
7438 Mockingbird Trl Riverdale, GA	4.0	3.0	1784	$1,925	$1.08	24d	1	1.04mi
7773 Antebellum Ln Riverdale, GA	4.0	2.5	2140	$2,025	$0.95	5d	1	1.19mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	10d	1	1.19mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,665	$1.58	2d	1	1.22mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	21d	1	1.27mi

Listing history 18 events

1. 2026-06-10
   statusdays on marketlisting id $159,999 Under Contract 29 DOM
2. 2026-06-09
   days on market $159,999 Active Under Contract 50 DOM
3. 2026-06-08
   days on market $159,999 Active Under Contract 49 DOM
4. 2026-06-07
   days on market $159,999 Active Under Contract 48 DOM
5. 2026-06-04
   days on market $159,999 Active Under Contract 45 DOM
6. 2026-06-03
   days on market $159,999 Active Under Contract 44 DOM
7. 2026-06-02
   days on market $159,999 Active Under Contract 43 DOM
8. 2026-06-01
   days on market $159,999 Active Under Contract 42 DOM
9. 2026-05-31
   days on market $159,999 Active Under Contract 41 DOM
10. 2026-05-19
    historical Active Under Contract 247-char remark

    Show marketing remark (247 chars)

    Investor Special! This 3 bedroom, 2 bathroom ranch in Riverdale is the perfect opportunity for a fix and flip. Featuring a functional layout and great potential, this property is ready for your renovations and vision. Sold As-Is. Cash Buyers Only.

11. 2026-04-15
    listed $159,999 Active 247-char remark

    Show marketing remark (247 chars)

    Investor Special! This 3 bedroom, 2 bathroom ranch in Riverdale is the perfect opportunity for a fix and flip. Featuring a functional layout and great potential, this property is ready for your renovations and vision. Sold As-Is. Cash Buyers Only.

12. 2026-04-15
    listed $159,999 New 247-char remark

    Show marketing remark (247 chars)

    Investor Special! This 3 bedroom, 2 bathroom ranch in Riverdale is the perfect opportunity for a fix and flip. Featuring a functional layout and great potential, this property is ready for your renovations and vision. Sold As-Is. Cash Buyers Only.

13. 2025-11-30
    historical
14. 2025-10-30
    status Back On Market
15. 2025-09-15
    status Under Contract
16. 2025-08-22
    price $160,000
17. 2025-08-01
    listed $179,999 New
18. 1988-12-06
    soldstatus $69,600

ⓘ 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: $3,145 · $262/mo
• Projected year-2 tax: $3,145 · $262/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,618
• − Mortgage interest: −$8,962
• − Property taxes: −$3,145
• − Insurance: −$800
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$4,655
• Taxable income: $598
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,922/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

+97.6% since first listed

12 events — show timeline

• 2026-05-29 Sold (MLS) $137,500 GAMLS
• 2026-05-29 Sold (MLS) $137,500 FMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-04-15 Listed $159,999 GAMLS
• 2026-04-15 Listed $159,999 FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-10-30 Relisted — GAMLS
• 2025-09-15 Pending — GAMLS
• 2025-08-22 Price Changed $160,000 GAMLS
• 2025-08-01 Listed $179,999 GAMLS
• 1988-12-06 Sold (Public Records) $69,600 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,145 · +13.2% YoY. Source: county tax records.