6570 Rivertown Rd · Fairburn, GA 30213

$259,900

3 bd · 1.0 ba · 1,436 sqft · SingleFamily public records · 187 Days on market

Built 1926 1.57 ac lot $181/sqft · at area comps Est $270k · at est.

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +9.2/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage needs modernization. This is a great fixer up property. A good rental or great starter home in a central location.

Key facts

• 1.57 acre lot
• 6 parking spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.1% below list).
• Recommended offer: $215k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: E. C. West Elementary School (math 21% / reading 32%, grade F, #718 of 1,228 statewide, top 59%, 853 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 546 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $140k; list at $260k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,478 (17.1% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $270,000
• List price: $259,900
• Delta: -3.74%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Mary Erna Dr	0.15mi	3/2.0	1,426 (-1%)	0mo	$270,000	$189	88
620 Blue Flag Ln	0.66mi	3/2.0	1,404 (-2%)	7mo	$264,900	$189	56
600 Mary Erna Dr	0.47mi	4/2.0 (+1)	1,464 (+2%)	13mo	$275,000	$188	55
7235 Magnolia Ln	0.48mi	4/3.0 (+1)	1,423 (-1%)	13mo	$325,000	$228	52

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-40,339
• Equity at exit: $38,752

10-year hold

• IRR: -8.0%
• Equity multiple: 0.51×
• Total profit: $-35,802
• Equity at exit: $22,471

Cash invested: $72,772 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 546
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $45

Break-even live

Break-even rent $2,098

Max offer price $259,900

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $118	+0% $45	+5% $-29	+10% $-102
Rent	-10% $-126	-5% $-40	+0% $45	+5% $130	+10% $215
Rate	-1.0pp $176	-0.5pp $111	base $45	+0.5pp $-23	+1.0pp $-91

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6460 Lake Esther Dr Fairburn, GA	4.0	3.0	1300	$2,300	$1.77	45d	1	0.49mi
6460 Lake Esther Dr Fairburn, GA	4.0	3.0	1300	$1,997	$1.54	13d	1	0.49mi
152 Rivertown Rd Fairburn, GA	3.0	2.0	1550	$3,500	$2.26	24d	1	1.12mi
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	45d	1	1.14mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	22d	1	1.17mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	26d	1	1.17mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	45d	1	1.17mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	7d	1	1.17mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	26d	1	1.21mi
7305 Village Center Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1119	$1,976	$1.77	0d	23	1.36mi
152 Fairview Dr Fairburn, GA	3.0	2.0	1146	$1,525	$1.33	0d	1	1.45mi

Listing history 17 events

1. 2026-05-31
   days on market $259,900 Active 187 DOM
2. 2025-12-15
   price $259,900 131-char remark

   Show marketing remark (131 chars)

   Charming cottage needs modernization. This is a great fixer up property. A good rental or great starter home in a central location.

3. 2025-11-26
   listed $265,000 New 131-char remark

   Show marketing remark (131 chars)

   Charming cottage needs modernization. This is a great fixer up property. A good rental or great starter home in a central location.

4. 2025-11-19
   historical $265,000 131-char remark

   Show marketing remark (131 chars)

   Charming cottage needs modernization. This is a great fixer up property. A good rental or great starter home in a central location.

5. 2023-05-17
   soldstatus $140,000
6. 2023-05-16
   soldstatus $140,000 Sold 16-char remark

   Show marketing remark (16 chars)

   TENANT OCCUPIED.

7. 2023-05-01
   status Under Contract 16-char remark

   Show marketing remark (16 chars)

   TENANT OCCUPIED.

8. 2023-04-26
   listed $146,900 New 16-char remark

   Show marketing remark (16 chars)

   TENANT OCCUPIED.

9. 2016-12-28
   soldstatus $42,000 Sold
10. 2016-12-28
    soldstatus $42,000 Sold
11. 2016-12-21
    status Under Contract
12. 2016-12-21
    historical Pending
13. 2016-12-15
    price $44,000
14. 2016-12-15
    price $44,000
15. 2016-12-07
    listed $49,000 Active
16. 2016-11-30
    listed $49,000 New
17. 1997-04-15
    soldstatus $64,000

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$154/yr (+$13/mo · 6.9%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,857
• − Mortgage interest: −$14,558
• − Property taxes: −$2,237
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$7,561
• Taxable loss: −$3,935
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $1,480/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+306.1% since first listed

16 events — show timeline

• 2025-12-15 Price Changed $259,900 GAMLS
• 2025-11-26 Listed $265,000 GAMLS
• 2025-11-19 Coming Soon $265,000 GAMLS
• 2023-05-17 Sold (Public Records) $140,000 Public Records
• 2023-05-16 Sold (MLS) $140,000 GAMLS
• 2023-05-01 Pending — GAMLS
• 2023-04-26 Listed $146,900 GAMLS
• 2016-12-28 Sold (MLS) $42,000 GAMLS
• 2016-12-28 Sold (MLS) $42,000 FMLS
• 2016-12-21 Pending — GAMLS
• 2016-12-21 Contingent — FMLS
• 2016-12-15 Price Changed $44,000 GAMLS
• 2016-12-15 Price Changed $44,000 FMLS
• 2016-12-07 Listed $49,000 FMLS
• 2016-11-30 Listed $49,000 GAMLS
• 1997-04-15 Sold (Public Records) $64,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,237 · +16.2% YoY. Source: county tax records.