387 River Oak Dr · Riverdale, GA 30274

$300,000

5 bd · 2.0 ba · 2,343 sqft · MultiFamily public records · 16 Days on market

Built 1983 Est $326k · 8% 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 +27.2/30.0
• ARV discount +11.0/15.0
• DSCR +9.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex House, 2 addresses; 387 & amp; 389. Large lot on cul-de-sac 387 is a 2 Bdrm 1.5 Bath, 1000 sq. ft. Needs paint & amp; floors. Gas: range, hot water & amp; furnace. Fireplace. Central A/C. Appliances included. Single car garage. 389 is 3 Bdrm, 2.5 Bath, 1300 sq. ft. Wood floors, Gas: range, hot water & amp; furnace. Fireplace. Central A/C. Alarm system. Microwave. Appliances included, Single car garage. Metal roof on house. Large covered (RV) parking area, additional parking space. Lot has 3 sides fenced. 14x18 workshop w/ power. View by appointment only

Key facts

• Metal roof
• Large lot
• Central a/c

Tags

• LARGE LOT
• CUL-DE-SAC
• FIREPLACE
• CENTRAL A/C
• APPLIANCES INCLUDED
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 1×2bd/1.5ba + 1×3bd/2.5ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive. Per door: $429/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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, schools D-, amenities 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.
• Market conditions: Rents rising (+1.3%/yr); 182 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $3,377/mo this rent would consume 78% of the median local household income ($52k/yr) (locally 2586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $300k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $295,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $325,677
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
358 Riverbrook Ct	0.07mi	4/4.0 (-1)	2,196 (-6%)	10mo	$305,000	$139	65

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $256
• Equity at exit: $44,731

10-year hold

• IRR: 8.0%
• Equity multiple: 1.57×
• Total profit: $47,630
• Equity at exit: $25,939

Cash invested: $84,000 (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: 15.4×

Monthly cashflow live

• Estimated rent: $3,377 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $858

Break-even live

Break-even rent $2,291

Max offer price $300,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$1,625
1× unit	3	2.5	$1,753
Total (2 units)			$3,377

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6433 Valley Brook Dr Riverdale, GA	4.0	2.0	2000	$2,500	$1.25	24d	1	0.24mi
218 Ridge Trl Riverdale, GA	4.0	1.5	1826	$2,100	$1.15	5d	1	0.41mi
6748 Black Twig Ct Riverdale, GA	5.0	2.0	1850	$2,125	$1.15	5d	1	0.85mi
6492 Meadow Lark Dr Riverdale, GA	4.0	3.0	2158	$2,260	$1.05	2d	1	0.97mi
263 Elm Forest Way Riverdale, GA	4.0	3.0	2006	$2,173	$1.08	22d	1	1.13mi
6316 Steepleridge Ct Riverdale, GA	4.0	2.5	1634	$2,011	$1.23	5d	1	1.20mi

Listing history 11 events

1. 2026-06-18
   days on market $300,000 Active 16 DOM
2. 2026-06-17
   days on market $300,000 Active 15 DOM
3. 2026-06-16
   days on market $300,000 Active 14 DOM
4. 2026-06-15
   days on market $300,000 Active 13 DOM
5. 2026-06-13
   days on market $300,000 Active 11 DOM
6. 2026-06-09
   days on market $300,000 Active 7 DOM
7. 2026-06-08
   days on market $300,000 Active 6 DOM
8. 2026-06-07
   days on market $300,000 Active 5 DOM
9. 2026-06-04
   days on market $300,000 Active 2 DOM
10. 2026-06-02
    remarks 570-char remark
11. 2026-06-02
    listed $300,000 Active 1 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: $1,337 · $111/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,423/yr (+$119/mo · 106.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $40,524
• − Mortgage interest: −$16,805
• − Property taxes: −$1,337
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,242
• − Management: −$3,242
• − Depreciation: −$8,727
• Taxable income: $5,672
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $8,937/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

+233.7% since first listed

2 events — show timeline

• 2026-06-03 Listed $300,000 FSBO.com
• 1983-08-19 Sold (Public Records) $89,900 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,337 · -2.4% YoY. Source: county tax records.