7157 Williamsburg Dr · Riverdale, GA 30274

$155,000

2 bd · 3.0 ba · 1,374 sqft · Townhouse public records · 134 Days on market

Built 1985 5,488 sqft lot Est $195k · 21% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Not available for sale, listing is being withdrawn

Key facts

• Cozy dining area
• Refreshed bathrooms
• Updated townhome

Tags

• UPDATED TOWNHOME
• BRIGHT OPEN LIVING AREAS
• UPGRADED CABINETS
• COZY DINING AREA
• GENEROUSLY SIZED BEDROOMS
• REFRESHED BATHROOMS

Property features AI

Finance

• Other: Lot about 0.13 acre; Subdivision: Olde Williamsburg
• Financial info: Listing offered As-Is; Accepts Cash, Conventional, FHA, VA financing
• HOA & community: No HOA

Exterior

• Parking: Off-street parking for 2 vehicles
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet; Sewer connected; Water available
• Home design: Residential townhouse; Resale property; Structure: Other
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1985
• Exterior features: Deck; Bay window(s); Shed(s); Level lot

Interior

• Kitchen: Cooktop
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: In-law floorplan; Roommate plan; Two levels; No basement; Other room types
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Church Street Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 698 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 students, 90% FRL); Riverdale High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,333 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 15d 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 37% 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 134 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask is 9018% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $64k; list at $155k implies a 144% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $195,108
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7075 Williamsburg Dr	0.12mi	3/2.0 (+1)	1,388 (+1%)	2mo	$195,000	$140	82
7117 Williamsburg Dr	0.07mi	3/3.0 (+1)	1,404 (+2%)	22mo	$190,000	$135	69
247 Brookview Dr	0.32mi	3/2.5 (+1)	1,408 (+2%)	13mo	$200,000	$142	63
284 Brookview Dr	0.32mi	3/2.5 (+1)	1,408 (+2%)	21mo	$200,000	$142	56
256 Olde Oaks Ln	0.66mi	2/1.0	1,304 (-5%)	9mo	$164,950	$126	45
6827 Oak View Ct	0.66mi	2/2.0	1,258 (-8%)	14mo	$207,000	$165	39
238 Valley Hill Rd	0.67mi	2/2.0	1,176 (-14%)	10mo	$191,000	$162	33
278 Tara Woods Dr	0.61mi	2/2.0	1,170 (-15%)	22mo	$195,000	$167	25

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-14,855
• Equity at exit: $23,111

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-6,928
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$813
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $203

Break-even live

Break-even rent $1,358

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	4d	1	0.03mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	3d	1	0.09mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	12d	1	0.17mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,713	$1.12	24d	1	0.20mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,940	$1.64	5d	1	0.26mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	43d	1	0.33mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,194	$1.17	1d	12	0.39mi
501 Roberts Dr Riverdale, GA	2.0	2.0	1028	$1,144	$1.11	24d	1	0.39mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	912	$1,001	$1.10	3d	6	0.44mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	43d	3	0.44mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	15d	1	0.48mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	5d	1	0.56mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	4d	1	0.70mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	5d	1	0.70mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	43d	1	0.73mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	20d	1	0.75mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	12d	1	0.77mi
161 Shenandoah Dr Riverdale, GA	3.0	2.5	1708	$1,900	$1.11	43d	1	0.80mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	43d	1	0.83mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	15d	1	0.83mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	20d	1	0.85mi
6631 Baldwin Ct Riverdale, GA	3.0	1.0	1211	$1,623	$1.34	24d	1	0.93mi
363 Upper Riverdale Rd SW Riverdale, GA	1.0–2.0	1.0	842	$1,149	$1.36	20d	3	0.97mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	1d	1	0.99mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	4d	1	1.05mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,375	$1.38	1d	36	1.10mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	43d	1	1.11mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	43d	1	1.13mi
500 Denham St Riverdale, GA	3.0	2.0	1174	$2,400	$2.04	5d	1	1.14mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,750	$1.23	12d	1	1.14mi
263 Roxbury Dr Riverdale, GA	3.0	2.0	1135	$1,585	$1.40	21d	1	1.15mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	5d	1	1.22mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	24d	1	1.22mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	1d	1	1.23mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	5d	1	1.24mi
6476 Voyles Dr Unit 1 Riverdale, GA	2.0	1.0	1200	$2,250	$1.88	24d	1	1.25mi
6476 Voyles Dr Riverdale, GA	2.0	2.0	1200	$2,250	$1.88	21d	1	1.26mi
6465 River Park Dr Riverdale, GA	1.0	1.0	1016	$530	$0.52	5d	1	1.26mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	20d	1	1.26mi
6450 River Park Dr Riverdale, GA	2.0	2.5	1320	$1,550	$1.17	43d	1	1.30mi

Listing history 23 events

1. 2026-05-23
   status Back On Market
2. 2026-05-21
   listed $1,700
3. 2026-05-04
   historical
4. 2026-05-04
   status Active
5. 2026-04-23
   historical On Hold
6. 2026-04-02
   status Price Change
7. 2026-04-02
   price $155,000
8. 2026-04-02
   status Active
9. 2026-04-02
   price $155,000
10. 2026-03-30
    status Under Contract
11. 2026-03-30
    status Pending
12. 2025-12-01
    listed $179,000 New
13. 2025-12-01
    listed $179,000 Active
14. 2025-11-20
    historical
15. 2025-08-29
    listed $197,000 New
16. 2025-08-29
    historical
17. 2025-08-26
    historical
18. 2025-08-22
    listed $197,000 New
19. 2025-08-22
    listed $197,000 Active
20. 1996-02-07
    soldstatus $63,500
21. 1995-11-07
    soldstatus $56,700
22. 1991-03-20
    soldstatus $64,000
23. 1985-12-06
    soldstatus $63,100

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,382
• − Mortgage interest: −$8,682
• − Property taxes: −$2,342
• − Insurance: −$775
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,509
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,447/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

-97.3% since first listed

23 events — show timeline

• 2026-05-23 Relisted — GAMLS
• 2026-05-21 Listed for Rent $1,700 FMLS
• 2026-05-04 Listing Removed — FMLS
• 2026-05-04 Relisted — FMLS
• 2026-04-23 Delisted — GAMLS
• 2026-04-02 Relisted — GAMLS
• 2026-04-02 Price Changed $155,000 GAMLS
• 2026-04-02 Relisted — FMLS
• 2026-04-02 Price Changed $155,000 FMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-30 Pending — FMLS
• 2025-12-01 Listed $179,000 FMLS
• 2025-12-01 Listed $179,000 GAMLS
• 2025-11-20 Listing Removed — GAMLS
• 2025-08-29 Listing Removed — GAMLS
• 2025-08-29 Listed $197,000 GAMLS
• 2025-08-26 Listing Removed — FMLS
• 2025-08-22 Listed $197,000 FMLS
• 2025-08-22 Listed $197,000 GAMLS
• 1996-02-07 Sold (Public Records) $63,500 Public Records
• 1995-11-07 Sold (Public Records) $56,700 Public Records
• 1991-03-20 Sold (Public Records) $64,000 Public Records
• 1985-12-06 Sold (Public Records) $63,100 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,342 · +14.3% YoY. Source: county tax records.