824 Boston Cmn · Riverdale, GA 30349

$150,000

2 bd · 3.0 ba · 1,408 sqft · Townhouse public records · 8 Days on market

Built 1985 3,049 sqft lot Est $200k · 25% under

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Why this score? — see what drove the B- 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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Home located in astounding Atlanta neighborhood greets you with a beautiful covered front porch to enjoy the front yard and garden included with this property. Inside lies 2 spacey bedrooms, 2.5 bathrooms, a great room with a grand fireplace, a full kitchen, and a large and uniquely styled open concept dining room to compliment. Location of this property offers many and more useful and entertaining amenities such as nearby access to many forms of public transportation, Atlanta's famous shopping options, bustling community parks, nearby schools, and great highway access.

Key facts

• 2 parking spots
• Built 1985
• Listed 7 days

Property features AI

Finance

• HOA & community: Community of 4 units

Exterior

• Parking: Covered carport with 2 spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable, electricity, natural gas, phone available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Stucco construction; Composition shingle roof; Slab foundation
• Exterior features: Enclosed rear porch; Rear patio/porch; Asphalt paved city street frontage; Near schools, shopping, park, sidewalks and street lights

Interior

• Kitchen: Cabinets with stain finish; Gas range; Dishwasher
• Bedrooms: Two upper-level bedrooms; Roommate floor plan
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, shower-only and tub-only features
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Double vanity in baths; Walk-in closet(s); Aluminum window frames; 2 fireplaces (family room and master bedroom); Fireplaces with gas starter
• Laundry & utility: Laundry room; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.5% 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: Martin Luther King- Jr. Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 578 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 656 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); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.
• Current owner paid $121k; 24% 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 $150,000

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: 1.04% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $199,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
758 Boston Cmn	0.08mi	3/2.0 (+1)	1,200 (-15%)	8mo	$165,000	$138	56
941 Windwood Ct	0.52mi	3/2.5 (+1)	1,296 (-8%)	3mo	$195,000	$150	53
5634 Windwood Rd	0.31mi	2/2.5	1,232 (-12%)	12mo	$175,230	$142	53
5591 Windwood Rd	0.40mi	3/2.5 (+1)	1,232 (-12%)	8mo	$52,500	$43	47
935 Hickory Bend Rd	0.60mi	3/2.5 (+1)	1,452 (+3%)	17mo	$158,000	$109	46
5580 Windwood Rd	0.41mi	2/2.5	1,232 (-12%)	15mo	$185,925	$151	46
940 Silverwood Dr	0.29mi	3/2.5 (+1)	1,254 (-11%)	21mo	$115,000	$92	44
912 Holden Ln	0.51mi	2/2.5	1,232 (-12%)	13mo	$203,000	$165	43
979 Hickory Bend Rd	0.62mi	3/2.5 (+1)	1,232 (-12%)	2mo	$154,255	$125	42
5487 Hickory Bend Ct	0.62mi	3/2.5 (+1)	1,360 (-3%)	21mo	$210,000	$154	41
5489 Hickory Bend Ct	0.62mi	3/2.5 (+1)	1,452 (+3%)	22mo	$216,000	$149	40
990 Hickory Bend Rd	0.59mi	3/2.5 (+1)	1,254 (-11%)	11mo	$125,000	$100	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.10×
• Total profit: $88,372
• Equity at exit: $135,132

10-year hold

• IRR: 22.8%
• Equity multiple: 6.88×
• Total profit: $246,775
• Equity at exit: $291,417

Cash invested: $42,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 656
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$787
• Tax from tax record: −$229 /mo · $2,743/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $154

Break-even live

Break-even rent $1,364

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $238	-5% $196	+0% $154	+5% $111	+10% $69
Rent	-10% $30	-5% $92	+0% $154	+5% $215	+10% $277
Rate	-1.0pp $229	-0.5pp $192	base $154	+0.5pp $115	+1.0pp $75

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	45d	9	0.16mi
845 Rock Shoals Ct Atlanta, GA	3.0	2.0	1504	$1,740	$1.16	5d	1	0.21mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	4d	9	0.23mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	6d	1	0.24mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	22d	1	0.25mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	45d	1	0.25mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	22d	1	0.25mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	5d	1	0.30mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,498	$1.67	0d	34	0.30mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	0d	11	0.31mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	45d	1	0.32mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	25d	1	0.32mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	6d	8	0.37mi
5599 Rock Shoals Way Atlanta, GA	3.0	2.5	1510	$1,840	$1.22	3d	1	0.38mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,346	$1.35	0d	12	0.48mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	22d	1	0.51mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	45d	1	0.53mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,390	$1.37	0d	22	0.53mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	45d	1	0.55mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	14d	1	0.55mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,585	$1.52	45d	21	0.56mi
935 Hickory Bend Rd Atlanta, GA	3.0	2.5	1452	$1,650	$1.14	0d	1	0.58mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	20d	9	0.60mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	45d	1	0.61mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	25d	1	0.61mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	45d	1	0.61mi
6114 Riverdale Rd Atlanta, GA	1.0	1.0	906	$1,250	$1.38	25d	1	0.61mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	45d	1	0.61mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	0d	1	0.61mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	45d	1	0.62mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	45d	1	0.67mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	45d	1	0.68mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.75mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	45d	1	0.76mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	45d	1	0.79mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	25d	3	0.84mi
6061 Pine View Ter Riverdale, GA	3.0	2.0	1508	$1,811	$1.20	3d	1	0.84mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	25d	1	0.85mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	5d	1	0.86mi
1146 E Fayetteville Rd Riverdale, GA	3.0	2.0	1590	$1,781	$1.12	14d	1	0.86mi

Listing history 7 events

1. 2026-06-21
   days on market $150,000 Active 8 DOM
2. 2026-06-18
   days on market $150,000 Active 5 DOM
3. 2026-06-17
   days on market $150,000 Active 4 DOM
4. 2026-06-16
   days on market $150,000 Active 3 DOM
5. 2026-06-15
   days on market $150,000 Active 2 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $150,000 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: $2,743 · $229/mo
• Projected year-2 tax: $2,743 · $229/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 ≥104°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: $18,703
• − Mortgage interest: −$8,402
• − Property taxes: −$2,743
• − Insurance: −$750
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,364
• Taxable loss: −$549
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,974/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: Fulton County · 1,094,430 people
• City population: 61,126
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+150.4% since first listed

13 events — show timeline

• 2026-06-13 Listed $150,000 FMLS
• 2021-08-09 Sold (Public Records) $121,000 Public Records
• 2021-07-30 Sold (MLS) $121,000 GAMLS
• 2021-07-30 Sold (MLS) $121,000 FMLS
• 2021-07-10 Pending — GAMLS
• 2021-07-10 Pending — FMLS
• 2021-07-03 Listed $119,000 GAMLS
• 2021-07-03 Listed $119,000 FMLS
• 2021-06-11 Listing Removed — GAMLS
• 2021-05-29 Listed $115,000 GAMLS
• 2003-07-14 Sold (Public Records) $99,900 Public Records
• 1994-09-09 Sold (Public Records) $59,900 Public Records
• 1994-09-09 Sold (Public Records) $59,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,743 · -1.8% YoY. Source: county tax records.