472 Opel St · Riverdale, GA 30274

$215,000

3 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 163 Days on market

Built 1973 0.42 ac lot $112/sqft · at area comps Est $260k · 17% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• 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

Unbeatable Value in the Heart of Riverdale! Looking for space, location, and freedom? This property has it all. Located next to City Hall, just 15 minutes to the airport, and 1 minute from the high school, this lot is perfectly positioned for convenience and growth. Surrounded by Walmart, Kroger, and H Mart, everything you need is right around the corner. Sitting on a massive 0.422-acre (18,400 sq ft) flat, fenced lot, there's endless potential-store equipment, build, expand, or just enjoy the open space. No HOA means no limits on what you can do. The property features a split floor plan offering privacy and versatility: Upper Level: 3 spacious bedrooms and 2 full bathrooms Lower Level: 1 bedroom, 1 full bathroom, a large living room, and private exterior entry - perfect for guests, in-laws, or rental income And the best part? It's offered at an incredible price per square foot-a deal you won't find anywhere else in Riverdale. Act fast-properties like this don't stay on the market for long.

Key facts

• Split floor plan
• No hoa
• 0.42 acre lot

Tags

• 15 MINUTES TO THE AIRPORT
• 1 MINUTE FROM THE HIGH SCHOOL
• MASSIVE FLAT FENCED LOT
• NO HOA
• SPLIT FLOOR PLAN
• PRIVATE EXTERIOR ENTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $187k (13.2% below list).
• Recommended offer: $187k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.5% in Riverdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 189 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 43% 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 $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

• It's been on market 163 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $100k; list at $215k implies a 115% 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 $186,552 (13.2% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
6. 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?
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: 0.87% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $260,395
• List price: $215,000
• Delta: -17.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7455 Dover Ct	0.16mi	3/2.0	1,832 (-5%)	9mo	$272,500	$149	77
7563 Winderemere Park	0.45mi	3/2.5	1,910 (-1%)	1mo	$240,000	$126	75
634 Shadowmoore Dr	0.42mi	3/2.5	1,949 (+1%)	3mo	$230,000	$118	74
7279 Williamsburg Dr	0.19mi	4/3.0 (+1)	1,936 (+1%)	9mo	$245,000	$127	74
538 Shadowmoore Dr	0.37mi	3/2.5	1,924 (0%)	12mo	$225,000	$117	71
402 Emmett St	0.13mi	3/2.0	2,115 (+10%)	10mo	$165,000	$78	69
498 Shadowmoore Dr	0.44mi	3/3.0	1,758 (-9%)	1mo	$210,000	$119	60
317 Lucan Way	0.28mi	3/2.5	1,718 (-11%)	12mo	$348,000	$203	57
7476 Ledgestone Ln	0.73mi	3/2.5	1,986 (+3%)	3mo	$265,000	$133	56
510 Olde Rose Ct	0.38mi	4/2.5 (+1)	2,162 (+12%)	8mo	$326,000	$151	48
170 Timberland Trl	0.62mi	3/2.0	1,660 (-14%)	10mo	$180,000	$108	40
7336 Camelot Ct	0.75mi	4/3.0 (+1)	1,754 (-9%)	5mo	$259,000	$148	38

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-28,488
• Equity at exit: $32,057

10-year hold

• IRR: -7.1%
• Equity multiple: 0.58×
• Total profit: $-25,230
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $150

Break-even live

Break-even rent $1,676

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $272	-5% $211	+0% $150	+5% $89	+10% $28
Rent	-10% $3	-5% $76	+0% $150	+5% $224	+10% $297
Rate	-1.0pp $258	-0.5pp $205	base $150	+0.5pp $94	+1.0pp $38

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	7d	1	0.08mi
480 Paul St Riverdale, GA	3.0	2.0	2345	$2,200	$0.94	45d	1	0.18mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	6d	1	0.46mi
206 Red Oak Dr Riverdale, GA	3.0	2.0	1463	$1,691	$1.16	17d	1	0.60mi
263 Elm Forest Way Riverdale, GA	4.0	3.0	2006	$2,133	$1.06	0d	1	0.62mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	22d	1	0.65mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	14d	1	0.65mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,683	$1.10	0d	1	0.68mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	0d	1	0.69mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	17d	1	0.69mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	14d	1	0.71mi
7067 Brookview Cir Riverdale, GA	4.0	3.0	1528	$1,850	$1.21	45d	1	0.75mi
293 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,900	$1.24	12d	1	0.78mi
387 Brookview Dr Riverdale, GA	4.0	2.5	1528	$1,795	$1.17	23d	1	0.79mi
45 Christopher Pl Riverdale, GA	3.0	2.5	1576	$1,955	$1.24	22d	1	0.87mi
152 Rountree Rd Riverdale, GA	4.0	3.0	2438	$2,100	$0.86	45d	1	0.87mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	0d	13	0.87mi
69 Hager Dr Riverdale, GA	4.0	2.5	1960	$2,061	$1.05	7d	1	0.87mi
7773 Antebellum Ln Riverdale, GA	4.0	2.5	2140	$2,025	$0.95	7d	1	0.91mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	6d	1	1.01mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	45d	1	1.02mi
289 Montego Cir Riverdale, GA	3.0	2.0	1254	$1,768	$1.41	45d	1	1.04mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	3d	1	1.05mi
7925 Woodlake Dr Riverdale, GA	3.0	2.5	2550	$1,795	$0.70	7d	1	1.06mi
6839 Sandy Creek Dr Riverdale, GA	4.0	2.0	1566	$4,600	$2.94	45d	1	1.07mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	7d	1	1.11mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	12d	1	1.13mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,735	$1.22	0d	1	1.14mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	45d	1	1.15mi
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	45d	1	1.16mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	26d	1	1.19mi
152 Shenandoah Dr Riverdale, GA	3.0	2.5	1660	$1,631	$0.98	0d	1	1.20mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	14d	1	1.20mi
161 Shenandoah Dr Riverdale, GA	3.0	2.5	1708	$1,900	$1.11	45d	1	1.21mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	3d	1	1.21mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	45d	1	1.23mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	6d	1	1.23mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	46d	1	1.25mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	45d	1	1.26mi
38 Rockport Dr Riverdale, GA	4.0	2.0	2364	$2,000	$0.85	0d	1	1.28mi

Listing history 23 events

1. 2026-06-21
   days on market $215,000 Active 163 DOM
2. 2026-06-18
   days on market $215,000 Active 160 DOM
3. 2026-06-17
   days on market $215,000 Active 159 DOM
4. 2026-06-16
   days on market $215,000 Active 158 DOM
5. 2026-06-15
   days on market $215,000 Active 157 DOM
6. 2026-06-13
   days on market $215,000 Active 155 DOM
7. 2026-06-09
   days on market $215,000 Active 151 DOM
8. 2026-06-08
   days on market $215,000 Active 150 DOM
9. 2026-06-07
   days on market $215,000 Active 149 DOM
10. 2026-06-04
    days on market $215,000 Active 146 DOM
11. 2026-06-03
    days on market $215,000 Active 145 DOM
12. 2026-06-02
    days on market $215,000 Active 144 DOM
13. 2026-06-01
    days on market $215,000 Active 143 DOM
14. 2026-05-31
    days on market $215,000 Active 142 DOM
15. 2026-01-09
    listed $215,000 New 1015-char remark

    Show marketing remark (1057 chars)

    Unbeatable Value in the Heart of Riverdale! Looking for space, location, and freedom? This property has it all. Located next to City Hall, just 15 minutes to the airport, and 1 minute from the high school, this lot is perfectly positioned for convenience and growth. Surrounded by Walmart, Kroger, and H Mart, everything you need is right around the corner. Sitting on a massive 0.422-acre (18,400 sq ft) flat, fenced lot, there’s endless potential—store equipment, build, expand, or just enjoy the open space. No HOA means no limits on what you can do. The property features a split floor plan offering privacy and versatility: Upper Level: 3 spacious bedrooms and 2 full bathrooms Lower Level: 1 bedroom, 1 full bathroom, a large living room, and private exterior entry – perfect for guests, in-laws, or rental income And the best part? It's offered at an incredible price per square foot—a deal you won’t find anywhere else in Riverdale. Act fast—properties like this don’t stay on the market for long.

16. 2026-01-09
    listed $215,000 Active 1057-char remark

    Show marketing remark (1057 chars)

    Unbeatable Value in the Heart of Riverdale! Looking for space, location, and freedom? This property has it all. Located next to City Hall, just 15 minutes to the airport, and 1 minute from the high school, this lot is perfectly positioned for convenience and growth. Surrounded by Walmart, Kroger, and H Mart, everything you need is right around the corner. Sitting on a massive 0.422-acre (18,400 sq ft) flat, fenced lot, there’s endless potential—store equipment, build, expand, or just enjoy the open space. No HOA means no limits on what you can do. The property features a split floor plan offering privacy and versatility: Upper Level: 3 spacious bedrooms and 2 full bathrooms Lower Level: 1 bedroom, 1 full bathroom, a large living room, and private exterior entry – perfect for guests, in-laws, or rental income And the best part? It's offered at an incredible price per square foot—a deal you won’t find anywhere else in Riverdale. Act fast—properties like this don’t stay on the market for long.

17. 2025-09-30
    historical
18. 2025-09-30
    historical
19. 2025-06-03
    listed $215,000 New
20. 2025-06-03
    listed $215,000 Active
21. 2001-09-05
    soldstatus $100,000
22. 1985-01-25
    soldstatus $54,000
23. 1981-02-26
    soldstatus $40,100

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$699/yr (+$58/mo · 54.7%)

ⓘ 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: $22,386
• − Mortgage interest: −$12,043
• − Property taxes: −$1,279
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$6,255
• Taxable loss: −$1,847
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $2,245/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

+436.2% since first listed

9 events — show timeline

• 2026-01-09 Listed $215,000 FMLS
• 2026-01-09 Listed $215,000 GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-06-03 Listed $215,000 FMLS
• 2025-06-03 Listed $215,000 GAMLS
• 2001-09-05 Sold (Public Records) $100,000 Public Records
• 1985-01-25 Sold (Public Records) $54,000 Public Records
• 1981-02-26 Sold (Public Records) $40,100 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,279 · +5.4% YoY. Source: county tax records.