742 Boston Cmn · Riverdale, GA 30349

$139,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 84 Days on market

Built 1998 7,492 sqft lot

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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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Investor Opportunity with NO HOA in a Convenient South Atlanta Location! This One-Level, Garden-Style Townhome offers a functional layout and strong potential for those looking to start or expand a rental portfolio. With a Proven Rental History, this property is primed for continued income or a strategic value-add opportunity. Inside, a spacious Living Room flows into a Dining Area and Kitchen, creating an easy, open feel for everyday living. The layout includes a Primary Bedroom with Ensuite Bathroom, along with Two Additional Bedrooms and a Hall Bathroom, offering flexibility for tenants or future occupants. This home presents a great opportunity to personalize and enhance over time, making it ideal for investors or buyers ready to bring their vision to life. Situated just minutes from Hartsfield-Jackson International Airport, major highways including I-285 and I-85, and with convenient access to Downtown Atlanta, this location makes commuting and travel a breeze. Nearby shopping, dining, and everyday essentials add to the appeal, making this a smart addition to any portfolio.

Key facts

• 7,492 sq ft lot
• 2 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 flat; 651 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $140k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $363,185
• List price: $139,900
• Delta: -61.48%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Eagles Flight Ln	0.71mi	3/2.0	1,264 (+5%)	7mo	$235,000	$186	53
425 Eagles Flight Ln	0.69mi	3/2.0	1,304 (+9%)	3mo	$212,000	$163	51
5721 Hidden Brook Cir	0.61mi	3/2.0	1,336 (+11%)	6mo	$230,000	$172	47
459 Eagles Crossing Cir	0.59mi	3/2.0	1,339 (+12%)	10mo	$179,000	$134	45
5644 Pine Gate Dr	0.47mi	3/2.0	1,342 (+12%)	18mo	$199,770	$149	43
5575 Pine Gate Dr	0.59mi	3/1.5	1,048 (-13%)	8mo	$138,500	$132	43
441 Eagles Crossing Cir	0.63mi	3/2.0	1,312 (+9%)	19mo	$249,000	$190	40
5799 Eagles Feather Ln	0.69mi	3/2.0	1,366 (+14%)	10mo	$176,000	$129	36
5805 Eagles Feather Ln	0.68mi	4/2.0 (+1)	1,339 (+12%)	12mo	$240,000	$179	34

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: 30.4%
• Equity multiple: 3.37×
• Total profit: $92,954
• Equity at exit: $126,033

10-year hold

• IRR: 25.7%
• Equity multiple: 7.43×
• Total profit: $251,769
• Equity at exit: $271,795

Cash invested: $39,172 (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: 651
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$734
• Tax from tax record: −$206 /mo · $2,475/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $315

Break-even live

Break-even rent $1,264

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $394	-5% $355	+0% $315	+5% $276	+10% $236
Rent	-10% $184	-5% $250	+0% $315	+5% $381	+10% $447
Rate	-1.0pp $386	-0.5pp $351	base $315	+0.5pp $279	+1.0pp $242

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	3d	9	0.11mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	44d	9	0.18mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	5d	8	0.28mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	3d	12	0.36mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	0.37mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	21d	1	0.38mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	44d	1	0.38mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	21d	1	0.38mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	2d	35	0.41mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	4d	1	0.43mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	45d	1	0.44mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	24d	1	0.44mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	19d	9	0.47mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	3d	1	0.54mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	44d	1	0.55mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	44d	1	0.56mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	44d	21	0.59mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	44d	1	0.61mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	2d	11	0.61mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	21d	1	0.63mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	0.64mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	44d	1	0.64mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	44d	1	0.67mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	44d	1	0.67mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	13d	1	0.67mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	44d	1	0.69mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	45d	1	0.69mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	0.69mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	5d	1	0.74mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	44d	1	0.85mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.88mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	44d	1	0.89mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	44d	1	0.91mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	44d	1	0.92mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.97mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.98mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.98mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	5d	1	0.99mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	44d	1	0.99mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	1.06mi

Listing history 21 events

1. 2026-06-18
   days on market $139,900 Active 84 DOM
2. 2026-06-17
   days on market $139,900 Active 83 DOM
3. 2026-06-16
   days on market $139,900 Active 82 DOM
4. 2026-06-15
   days on market $139,900 Active 81 DOM
5. 2026-06-13
   days on market $139,900 Active 79 DOM
6. 2026-06-09
   days on market $139,900 Active 75 DOM
7. 2026-06-08
   days on market $139,900 Active 74 DOM
8. 2026-06-07
   days on market $139,900 Active 73 DOM
9. 2026-06-04
   days on market $139,900 Active 70 DOM
10. 2026-06-03
    days on market $139,900 Active 69 DOM
11. 2026-06-02
    days on market $139,900 Active 68 DOM
12. 2026-06-01
    days on market $139,900 Active 67 DOM
13. 2026-05-31
    days on market $139,900 Active 66 DOM
14. 2026-05-11
    price $139,900 1095-char remark

    Show marketing remark (1095 chars)

    Investor Opportunity with NO HOA in a Convenient South Atlanta Location! This One-Level, Garden-Style Townhome offers a functional layout and strong potential for those looking to start or expand a rental portfolio. With a Proven Rental History, this property is primed for continued income or a strategic value-add opportunity. Inside, a spacious Living Room flows into a Dining Area and Kitchen, creating an easy, open feel for everyday living. The layout includes a Primary Bedroom with Ensuite Bathroom, along with Two Additional Bedrooms and a Hall Bathroom, offering flexibility for tenants or future occupants. This home presents a great opportunity to personalize and enhance over time, making it ideal for investors or buyers ready to bring their vision to life. Situated just minutes from Hartsfield-Jackson International Airport, major highways including I-285 and I-85, and with convenient access to Downtown Atlanta, this location makes commuting and travel a breeze. Nearby shopping, dining, and everyday essentials add to the appeal, making this a smart addition to any portfolio.

15. 2026-05-11
    price $139,900 1095-char remark

    Show marketing remark (1095 chars)

    Investor Opportunity with NO HOA in a Convenient South Atlanta Location! This One-Level, Garden-Style Townhome offers a functional layout and strong potential for those looking to start or expand a rental portfolio. With a Proven Rental History, this property is primed for continued income or a strategic value-add opportunity. Inside, a spacious Living Room flows into a Dining Area and Kitchen, creating an easy, open feel for everyday living. The layout includes a Primary Bedroom with Ensuite Bathroom, along with Two Additional Bedrooms and a Hall Bathroom, offering flexibility for tenants or future occupants. This home presents a great opportunity to personalize and enhance over time, making it ideal for investors or buyers ready to bring their vision to life. Situated just minutes from Hartsfield-Jackson International Airport, major highways including I-285 and I-85, and with convenient access to Downtown Atlanta, this location makes commuting and travel a breeze. Nearby shopping, dining, and everyday essentials add to the appeal, making this a smart addition to any portfolio.

16. 2026-03-26
    listed $150,000 New 1095-char remark

    Show marketing remark (1095 chars)

    Investor Opportunity with NO HOA in a Convenient South Atlanta Location! This One-Level, Garden-Style Townhome offers a functional layout and strong potential for those looking to start or expand a rental portfolio. With a Proven Rental History, this property is primed for continued income or a strategic value-add opportunity. Inside, a spacious Living Room flows into a Dining Area and Kitchen, creating an easy, open feel for everyday living. The layout includes a Primary Bedroom with Ensuite Bathroom, along with Two Additional Bedrooms and a Hall Bathroom, offering flexibility for tenants or future occupants. This home presents a great opportunity to personalize and enhance over time, making it ideal for investors or buyers ready to bring their vision to life. Situated just minutes from Hartsfield-Jackson International Airport, major highways including I-285 and I-85, and with convenient access to Downtown Atlanta, this location makes commuting and travel a breeze. Nearby shopping, dining, and everyday essentials add to the appeal, making this a smart addition to any portfolio.

17. 2026-03-26
    listed $150,000 Active 1095-char remark

    Show marketing remark (1095 chars)

    Investor Opportunity with NO HOA in a Convenient South Atlanta Location! This One-Level, Garden-Style Townhome offers a functional layout and strong potential for those looking to start or expand a rental portfolio. With a Proven Rental History, this property is primed for continued income or a strategic value-add opportunity. Inside, a spacious Living Room flows into a Dining Area and Kitchen, creating an easy, open feel for everyday living. The layout includes a Primary Bedroom with Ensuite Bathroom, along with Two Additional Bedrooms and a Hall Bathroom, offering flexibility for tenants or future occupants. This home presents a great opportunity to personalize and enhance over time, making it ideal for investors or buyers ready to bring their vision to life. Situated just minutes from Hartsfield-Jackson International Airport, major highways including I-285 and I-85, and with convenient access to Downtown Atlanta, this location makes commuting and travel a breeze. Nearby shopping, dining, and everyday essentials add to the appeal, making this a smart addition to any portfolio.

18. 2018-07-26
    soldstatus $71,000
19. 2018-06-29
    soldstatus $71,000 Sold
20. 2018-05-31
    status Under Contract
21. 2018-05-24
    listed $75,000 New

ⓘ 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: $2,475 · $206/mo
• Projected year-2 tax: $2,475 · $206/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,951
• − Mortgage interest: −$7,837
• − Property taxes: −$2,475
• − Insurance: −$700
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,070
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,380/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

+86.5% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $139,900 GAMLS
• 2026-05-11 Price Changed $139,900 FMLS
• 2026-03-26 Listed $150,000 FMLS
• 2026-03-26 Listed $150,000 GAMLS
• 2018-07-26 Sold (Public Records) $71,000 Public Records
• 2018-06-29 Sold (MLS) $71,000 GAMLS
• 2018-05-31 Pending — GAMLS
• 2018-05-24 Listed $75,000 GAMLS

Property tax history

+8.9%/yr

Latest (2024): $2,475 · +6.8% YoY. Source: county tax records.