261 Whipporwill Way · Riverdale, GA 30274

$159,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 36 Days on market

Built 1963 0.25 ac lot $162/sqft · 26% below area Est $217k · 26% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• 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

Cute. Quiet. Perfect. Welcome home to this well-maintained 3-bedroom, 4-sided brick ranch home. Perfectly suited for any buyer, investor or owner occupant, looking for comfort, value, and long-term potential. Previously rented for $1390, this home's classic construction and functional layout, this home offers a solid foundation to end your homeownership journey. Step inside to find a cozy and inviting living space filled with natural light, ideal for everyday living and relaxing evenings. The eat-in kitchen includes an attractive appliance package. The single-level layout provides ease and convenience, while the well-sized bedrooms offer flexibility for family, guests, or a home office. Outside, the spacious backyard allows space to relax, garden, or entertain. Conveniently located near everyday essentials, just minutes from local schools, shoppping, transportation, I-75 & 285, & MARTA Route 197. What a smart, affordable opportunity to step into homeownership and build equity in a convenient Riverdale location. Property is being sold As Is.

Key facts

• Spacious backyard
• 4 sided brick
• Eat in kitchen

Tags

• WELL MAINTAINED
• 4 SIDED BRICK
• EAT IN KITCHEN
• SPACIOUS BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $234 ($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: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 189 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $160k implies a 171% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $217,324
• List price: $159,900
• Delta: -26.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Whipporwill Way	0.00mi	3/1.0	988 (0%)	1mo	$150,000	$152	99
301 Lady Agatha Ct	0.17mi	3/1.0	975 (-1%)	15mo	$159,000	$163	77
418 Cameo Dr	0.34mi	3/1.0	1,040 (+5%)	9mo	$169,000	$163	68
7420 Nulan Way	0.46mi	3/1.0	962 (-3%)	16mo	$118,000	$123	61
7550 Asbury Dr	0.72mi	3/1.0	1,025 (+4%)	22mo	$130,000	$127	42
447 Wavelyn Way	0.59mi	3/1.5	1,092 (+10%)	13mo	$153,700	$141	42
167 Iris Ct	0.74mi	3/1.5	1,118 (+13%)	0mo	$84,000	$75	42
7643 Ward Ln	0.74mi	3/2.0	1,040 (+5%)	14mo	$239,900	$231	41

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,754
• Equity at exit: $23,842

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,631
• Equity at exit: $13,825

Cash invested: $44,772 (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: 189
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$839
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $234

Break-even live

Break-even rent $1,317

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $324	-5% $279	+0% $234	+5% $188	+10% $143
Rent	-10% $106	-5% $170	+0% $234	+5% $297	+10% $361
Rate	-1.0pp $314	-0.5pp $274	base $234	+0.5pp $192	+1.0pp $150

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Montego Cir Riverdale, GA	3.0	2.0	1122	$1,615	$1.44	25d	1	0.42mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	45d	2	0.59mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,428	$1.69	2d	9	0.59mi
7016 Sun Valley Way Riverdale, GA	3.0	2.0	950	$1,456	$1.53	14d	1	0.73mi
537 Fielding Cir Riverdale, GA	3.0	1.0	1025	$1,465	$1.43	25d	1	0.76mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	45d	1	0.79mi
661 Sherwood Dr Jonesboro, GA	2.0–3.0	1.0–2.0	1184	$1,495	$1.26	45d	1	0.83mi
164 Meadowlark Ln Jonesboro, GA	3.0	1.5	1056	$1,630	$1.54	0d	1	0.91mi
7767 Park Ln Jonesboro, GA	3.0	1.5	1065	$1,660	$1.56	45d	1	0.97mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	6d	1	0.97mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	0d	1	0.97mi
7259 Mayfair Cir Jonesboro, GA	3.0	1.0	1014	$1,590	$1.57	4d	1	1.01mi
7799 Park Ln Jonesboro, GA	3.0	1.5	1112	$1,500	$1.35	6d	1	1.03mi
7800 Park Ln Jonesboro, GA	3.0	1.5	1036	$1,723	$1.66	45d	1	1.03mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	19d	1	1.04mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	45d	1	1.04mi
6690 Willow Twig Rd Riverdale, GA	2.0	2.0	1068	$1,300	$1.22	25d	1	1.05mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	45d	1	1.15mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,405	$1.41	0d	37	1.23mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	4d	1	1.26mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	0d	15	1.29mi
100 Chaselake Dr Jonesboro, GA	1.0–3.0	1.0–2.0	1160	$1,501	$1.29	0d	22	1.33mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	45d	1	1.34mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,500	$1.32	4d	8	1.35mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	45d	1	1.44mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	0d	13	1.44mi
501 Roberts Dr Riverdale, GA	2.0	2.0	1028	$1,144	$1.11	25d	1	1.44mi
7545 Tara Rd Jonesboro, GA	1.0–3.0	1.0–2.0	1032	$1,698	$1.65	0d	22	1.46mi
858 Ohara Dr Jonesboro, GA	2.0	2.0	1001	$1,500	$1.50	45d	1	1.48mi

Listing history 34 events

1. 2026-05-18
   status Under Contract 1067-char remark

   Show marketing remark (1067 chars)

   Cute. Quiet. Perfect. Welcome home to this well-maintained 3-bedroom, 4-sided brick ranch home. Perfectly suited for any buyer, investor or owner occupant, looking for comfort, value, and long-term potential. Previously rented for $1390, this home's classic construction and functional layout, this home offers a solid foundation to end your homeownership journey. Step inside to find a cozy and inviting living space filled with natural light, ideal for everyday living and relaxing evenings. The eat-in kitchen includes an attractive appliance package. The single-level layout provides ease and convenience, while the well-sized bedrooms offer flexibility for family, guests, or a home office. Outside, the spacious backyard allows space to relax, garden, or entertain. Conveniently located near everyday essentials, just minutes from local schools, shoppping, transportation, I-75 & 285, & MARTA Route 197. What a smart, affordable opportunity to step into homeownership and build equity in a convenient Riverdale location. Property is being sold As Is.

2. 2026-04-23
   price $159,900 1067-char remark

   Show marketing remark (1067 chars)

   Cute. Quiet. Perfect. Welcome home to this well-maintained 3-bedroom, 4-sided brick ranch home. Perfectly suited for any buyer, investor or owner occupant, looking for comfort, value, and long-term potential. Previously rented for $1390, this home's classic construction and functional layout, this home offers a solid foundation to end your homeownership journey. Step inside to find a cozy and inviting living space filled with natural light, ideal for everyday living and relaxing evenings. The eat-in kitchen includes an attractive appliance package. The single-level layout provides ease and convenience, while the well-sized bedrooms offer flexibility for family, guests, or a home office. Outside, the spacious backyard allows space to relax, garden, or entertain. Conveniently located near everyday essentials, just minutes from local schools, shoppping, transportation, I-75 & 285, & MARTA Route 197. What a smart, affordable opportunity to step into homeownership and build equity in a convenient Riverdale location. Property is being sold As Is.

3. 2026-04-12
   listed $170,000 New 1067-char remark

   Show marketing remark (1067 chars)

   Cute. Quiet. Perfect. Welcome home to this well-maintained 3-bedroom, 4-sided brick ranch home. Perfectly suited for any buyer, investor or owner occupant, looking for comfort, value, and long-term potential. Previously rented for $1390, this home's classic construction and functional layout, this home offers a solid foundation to end your homeownership journey. Step inside to find a cozy and inviting living space filled with natural light, ideal for everyday living and relaxing evenings. The eat-in kitchen includes an attractive appliance package. The single-level layout provides ease and convenience, while the well-sized bedrooms offer flexibility for family, guests, or a home office. Outside, the spacious backyard allows space to relax, garden, or entertain. Conveniently located near everyday essentials, just minutes from local schools, shoppping, transportation, I-75 & 285, & MARTA Route 197. What a smart, affordable opportunity to step into homeownership and build equity in a convenient Riverdale location. Property is being sold As Is.

4. 2025-03-20
   historical $1,390
5. 2025-03-04
   historical $1,390
6. 2025-03-01
   listed $1,390
7. 2025-02-07
   listed $1,390
8. 2025-02-07
   historical $1,390
9. 2025-02-03
   historical $1,390
10. 2025-02-01
    listed $1,390
11. 2024-12-13
    price $1,390
12. 2024-11-20
    price $1,450
13. 2024-10-17
    listed $1,500
14. 2024-10-15
    historical
15. 2024-09-30
    price $170,000
16. 2024-09-13
    price $175,000
17. 2024-07-23
    listed $185,000 New
18. 2021-02-10
    soldstatus $59,000
19. 2014-08-13
    soldstatus $55,000
20. 2010-09-10
    price $49,900
21. 2010-09-04
    price $55,000 Reduced
22. 2010-07-31
    price $59,900 Reduced
23. 2010-06-10
    historical
24. 2010-03-30
    soldstatus $15,000 Sold
25. 2010-03-17
    status Pending
26. 2010-03-17
    status Active
27. 2010-03-06
    historical
28. 2010-02-05
    price $19,900 Reduced
29. 2010-02-04
    price $19,900
30. 2009-12-22
    price $24,900 Reduced
31. 2009-12-16
    price $24,900
32. 2009-12-15
    price $29,900
33. 2002-01-28
    soldstatus $80,000
34. 1987-10-08
    soldstatus $48,900

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/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: $19,353
• − Mortgage interest: −$8,957
• − Property taxes: −$1,622
• − Insurance: −$800
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,652
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,750/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

+227.0% since first listed

34 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-23 Price Changed $159,900 GAMLS
• 2026-04-12 Listed $170,000 GAMLS
• 2025-03-20 Rental Removed $1,390 APPFOLIO
• 2025-03-04 Rental Removed $1,390 RENT.
• 2025-03-01 Listed for Rent $1,390 RENT.
• 2025-02-07 Listed for Rent $1,390 APPFOLIO
• 2025-02-07 Rental Removed $1,390 RENT.
• 2025-02-03 Rental Removed $1,390 APPFOLIO
• 2025-02-01 Listed for Rent $1,390 RENT.
• 2024-12-13 Price Changed $1,390 APPFOLIO
• 2024-11-20 Price Changed $1,450 APPFOLIO
• 2024-10-17 Listed for Rent $1,500 APPFOLIO
• 2024-10-15 Listing Removed — GAMLS
• 2024-09-30 Price Changed $170,000 GAMLS
• 2024-09-13 Price Changed $175,000 GAMLS
• 2024-07-23 Listed $185,000 GAMLS
• 2021-02-10 Sold (Public Records) $59,000 Public Records
• 2014-08-13 Sold (Public Records) $55,000 Public Records
• 2010-09-10 Price Changed $49,900 GAMLS
• 2010-09-04 Price Changed $55,000 GAMLS
• 2010-07-31 Price Changed $59,900 GAMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-03-30 Sold (MLS) $15,000 FMLS
• 2010-03-17 Pending — FMLS
• 2010-03-17 Relisted — FMLS
• 2010-03-06 Listing Removed — FMLS
• 2010-02-05 Price Changed $19,900 GAMLS
• 2010-02-04 Price Changed $19,900 FMLS
• 2009-12-22 Price Changed $24,900 GAMLS
• 2009-12-16 Price Changed $24,900 FMLS
• 2009-12-15 Price Changed $29,900 FMLS
• 2002-01-28 Sold (Public Records) $80,000 Public Records
• 1987-10-08 Sold (Public Records) $48,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,622 · -7.6% YoY. Source: county tax records.