1621 Hebron Ln · Riverdale, GA 30296

$189,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 9 Days on market

Built 1967 0.52 ac lot Est $240k · 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the Potential: Solid 4-Sided Brick Home in Riverdale! Calling all investors and sweat-equity enthusiasts! This 3-bedroom, 2-bathroom split-level gem at 1621 Hebron Lane is your next big opportunity in the heart of Riverdale. Boasting a classic 4-sided brick exterior with frame construction on the upper level, this home offers the kind of "good bones" and enduring quality that are increasingly hard to find. Additional Pics are coming! Inside, you'll discover beautiful hardwood floors throughout most of the home, just waiting to be polished to their original luster. While the kitchen and bathrooms are ready for a modern refresh, a simple deep clean and a fresh coat of paint

Key facts

• Spacious lot
• 4 sided brick home
• Hardwood floors

Tags

• 4 SIDED BRICK HOME
• HARDWOOD FLOORS
• SPACIOUS LOT
• ESTABLISHED SUBDIVISION
• ADDITIONAL SF AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.3% 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: Oliver Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 539 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 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 rising (+3.5%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/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 $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; list at $189k implies a 103% 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 $189,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $240,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Hebron Ln	0.00mi	3/2.0	1,570 (0%)	1mo	$170,000	$108	100
1396 Huntsmen Gln	0.62mi	3/2.0	1,584 (+1%)	7mo	$287,000	$181	64
6645 Collier Rd	0.55mi	4/2.0 (+1)	1,560 (-1%)	9mo	$289,900	$186	61
7256 Attache Way	0.62mi	3/2.0	1,592 (+1%)	10mo	$270,700	$170	60
1729 Norden Rd	0.38mi	3/1.5	1,421 (-10%)	9mo	$198,500	$140	57
7038 Whitfield Dr	0.75mi	3/2.5	1,500 (-4%)	0mo	$165,000	$110	55
1625 Coronet Dr	0.68mi	3/2.0	1,666 (+6%)	4mo	$95,000	$57	55
7337 Czar Pl	0.74mi	3/2.0	1,461 (-7%)	1mo	$211,000	$144	53
1295 Brookvale Dr	0.60mi	3/2.0	1,716 (+9%)	4mo	$285,000	$166	53
7037 Shangrila Trl	0.57mi	4/2.0 (+1)	1,718 (+9%)	1mo	$195,000	$114	52
6733 Walker Rd	0.50mi	4/2.5 (+1)	1,350 (-14%)	12mo	$250,000	$185	36
1958 Bethsaida Rd	0.71mi	3/2.5	1,764 (+12%)	10mo	$270,000	$153	36

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,015
• Equity at exit: $28,181

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $23,347
• Equity at exit: $16,341

Cash invested: $52,920 (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 30296

• Rents YoY: 3.5%
• Active inventory: 142
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$991
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $321

Break-even live

Break-even rent $1,654

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $428	-5% $374	+0% $321	+5% $267	+10% $214
Rent	-10% $158	-5% $239	+0% $321	+5% $402	+10% $484
Rate	-1.0pp $416	-0.5pp $369	base $321	+0.5pp $272	+1.0pp $222

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Hebron Ln Unit Top Floor Riverdale, GA	3.0	2.0	1539	$2,400	$1.56	44d	1	0.02mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	44d	1	0.26mi
7045 Eden Ct Riverdale, GA	3.0	2.5	1976	$2,100	$1.06	44d	1	0.32mi
6798 Collier Way Riverdale, GA	4.0	2.0	1900	$1,900	$1.00	25d	1	0.40mi
6704 Amesbury Ln Riverdale, GA	3.0	2.0	1654	$1,985	$1.20	44d	1	0.46mi
6635 Autumn West Dr Riverdale, GA	3.0	2.0	1728	$1,840	$1.06	25d	1	0.69mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	45d	1	0.71mi
1684 Regency Pl Riverdale, GA	3.0	2.0	2175	$2,035	$0.94	6d	1	0.75mi
1041 Quail Hunt Dr Riverdale, GA	3.0	2.5	2102	$2,161	$1.03	0d	1	0.78mi
7398 Embassy Trce Riverdale, GA	4.0	2.5	2168	$2,300	$1.06	18d	1	0.87mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	44d	1	0.92mi
1118 Quail Hunt Dr Riverdale, GA	4.0	2.5	2227	$2,100	$0.94	44d	1	0.94mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	21d	1	0.97mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,800	$1.18	0d	1	1.02mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	44d	1	1.03mi
6616 Wellesley Dr Riverdale, GA	4.0	3.0	1652	$2,395	$1.45	23d	1	1.04mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	5d	1	1.07mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	44d	1	1.12mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	44d	1	1.12mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	25d	1	1.15mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	44d	1	1.17mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,735	$1.22	0d	1	1.18mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	25d	1	1.20mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	44d	1	1.20mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,715	$1.06	0d	1	1.20mi
7683 Creekside Ln Riverdale, GA	3.0	2.5	1904	$1,800	$0.95	0d	1	1.27mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	3d	1	1.28mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	2d	1	1.28mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	25d	1	1.29mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	6d	1	1.30mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	44d	1	1.30mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	44d	1	1.32mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	5d	1	1.32mi
1109 Mary Lee Ct Riverdale, GA	3.0	2.5	1905	$1,900	$1.00	44d	1	1.35mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	16d	1	1.35mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	6d	1	1.37mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	44d	1	1.39mi
6215 Stimson Way Riverdale, GA	3.0	2.0	1384	$1,805	$1.30	3d	1	1.39mi
1387 Cater Ln Riverdale, GA	4.0	2.5	2136	$2,095	$0.98	6d	1	1.40mi
1290 Georgia 314 Unit 314 Fayetteville, GA	3.0	2.0	2150	$3,400	$1.58	44d	1	1.44mi

Listing history 4 events

1. 2026-04-24
   status Under Contract
2. 2026-04-03
   listed $189,000 New
3. 1993-11-09
   soldstatus $93,000
4. 1977-06-27
   soldstatus $43,400

ⓘ 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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 5/10 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: $24,725
• − Mortgage interest: −$10,587
• − Property taxes: −$2,845
• − Insurance: −$945
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$5,498
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,635/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): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 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: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+335.5% since first listed

4 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-04-03 Listed $189,000 GAMLS
• 1993-11-09 Sold (Public Records) $93,000 Public Records
• 1977-06-27 Sold (Public Records) $43,400 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,845 · -4.7% YoY. Source: county tax records.