5609 Eagles Feather Ln · Riverdale, GA 30274

$212,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 65 Days on market

Built 2001 8,712 sqft lot $162/sqft · 14% below area Est $246k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +9.8/30.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• 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

Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

Key facts

• New water heater
• Updated kitchen
• Updated fixtures

Tags

• NEW ROOF
• UPDATED KITCHEN
• NEW BATHROOM COUNTERTOPS
• NEW WATER HEATER
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (18.2% below list).
• Recommended offer: $174k (18.2% below list) — sets the bar for 1% rule.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 65 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $36k; list at $212k implies a 486% 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 $173,520 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $245,652
• List price: $212,000
• Delta: -13.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Eagles Flight Ln	0.19mi	3/2.0	1,304 (-1%)	3mo	$212,000	$163	87
416 Eagles Flight Ln	0.17mi	3/2.0	1,264 (-4%)	7mo	$235,000	$186	80
394 Eagles Nest Way	0.10mi	3/2.0	1,300 (-1%)	24mo	$257,000	$198	74
459 Eagles Crossing Cir	0.32mi	3/2.0	1,339 (+2%)	10mo	$179,000	$134	74
5799 Eagles Feather Ln	0.28mi	3/2.0	1,366 (+4%)	10mo	$176,000	$129	72
441 Eagles Crossing Cir	0.29mi	3/2.0	1,312 (0%)	19mo	$249,000	$190	71
5805 Eagles Feather Ln	0.29mi	4/2.0 (+1)	1,339 (+2%)	12mo	$240,000	$179	68
6536 River Run	0.63mi	3/2.0	1,270 (-3%)	19mo	$250,000	$197	49
249 Shelburn Dr	0.68mi	3/1.0	1,219 (-7%)	16mo	$120,000	$98	39
530 Oak Valley Dr	0.74mi	4/3.0 (+1)	1,489 (+14%)	1mo	$275,000	$185	33
260 Shelburn Dr	0.70mi	3/2.0	1,500 (+14%)	16mo	$132,500	$88	30

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: -22.8%
• Equity multiple: 0.23×
• Total profit: $-45,827
• Equity at exit: $31,610

10-year hold

• IRR: -22.3%
• Equity multiple: -0.05×
• Total profit: $-62,353
• Equity at exit: $18,330

Cash invested: $59,360 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$306 /mo · $3,670/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-135

Break-even live

Break-even rent $1,906

Max offer price $188,130

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-75	+0% $-135	+5% $-195	+10% $-255
Rent	-10% $-272	-5% $-204	+0% $-135	+5% $-67	+10% $2
Rate	-1.0pp $-28	-0.5pp $-81	base $-135	+0.5pp $-190	+1.0pp $-246

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	5d	1	0.12mi
428 Eagles Nest Way Riverdale, GA	4.0	2.0	1564	$2,100	$1.34	44d	1	0.16mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	44d	1	0.31mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	44d	1	0.32mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	19d	9	0.50mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	6d	8	0.66mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	3d	9	0.77mi
193 Scarsdale Dr Riverdale, GA	3.0	1.0	925	$1,615	$1.75	0d	1	0.80mi
160 Roy Huie Rd Riverdale, GA	3.0	2.0	1032	$1,631	$1.58	18d	1	0.91mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	0d	1	0.92mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	44d	9	0.97mi
6450 River Park Dr Riverdale, GA	2.0	2.5	1320	$1,550	$1.17	44d	1	1.01mi
6476 Voyles Dr Riverdale, GA	2.0	2.0	1200	$2,250	$1.88	23d	1	1.03mi
6476 Voyles Dr Unit 1 Riverdale, GA	2.0	1.0	1200	$2,250	$1.88	25d	1	1.04mi
218 Ridge Trl Riverdale, GA	4.0	1.5	1826	$2,100	$1.15	6d	1	1.04mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	21d	1	1.04mi
654 Roy Huie Rd Unit 1 Riverdale, GA	2.0	1.0	1125	$1,250	$1.11	25d	1	1.06mi
845 Rock Shoals Ct Atlanta, GA	3.0	2.0	1504	$1,740	$1.16	5d	1	1.06mi
168 Ridge Trl Riverdale, GA	3.0	1.5	1176	$1,580	$1.34	0d	1	1.07mi
504 Pinecrest Dr Riverdale, GA	4.0	2.0	1500	$1,700	$1.13	25d	1	1.10mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	0d	11	1.13mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,534	$1.36	0d	34	1.15mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	44d	1	1.16mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	21d	1	1.16mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	21d	1	1.16mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	44d	1	1.19mi
500 Denham St Riverdale, GA	3.0	2.0	1174	$2,400	$2.04	6d	1	1.19mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	45d	1	1.20mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	6d	1	1.20mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	6d	1	1.20mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	25d	1	1.20mi
5599 Rock Shoals Way Atlanta, GA	3.0	2.5	1510	$1,840	$1.22	3d	1	1.21mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	4d	1	1.23mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,498	$1.67	0d	34	1.24mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	44d	21	1.29mi
363 Upper Riverdale Rd SW Riverdale, GA	1.0–2.0	1.0	842	$1,149	$1.36	21d	3	1.32mi
6631 Baldwin Ct Riverdale, GA	3.0	1.0	1211	$1,593	$1.32	0d	1	1.36mi
6265 W Lees Mill Rd Jonesboro, GA	1.0–3.0	1.0–2.0	1170	$1,701	$1.45	0d	18	1.37mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	44d	1	1.38mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	44d	1	1.39mi

Listing history 19 events

1. 2026-05-31
   status $212,000 Under Contract 65 DOM
2. 2026-05-04
   status Back On Market 365-char remark

   Show marketing remark (365 chars)

   Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

3. 2026-05-03
   historical 365-char remark

   Show marketing remark (365 chars)

   Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

4. 2026-04-13
   price $212,000 365-char remark

   Show marketing remark (365 chars)

   Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

5. 2026-04-13
   price $215,000 365-char remark

   Show marketing remark (365 chars)

   Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

6. 2026-02-28
   historical
7. 2026-01-30
   price $210,000
8. 2026-01-18
   listed $220,000 New 365-char remark

   Show marketing remark (365 chars)

   Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

9. 2026-01-18
   listed $199,000 New

   Show marketing remark (365 chars)

   Ranch-style home featuring 3 bedrooms and 2 bathrooms. Updates include a new roof, an updated kitchen, new bathroom countertops, a new water heater, updated fixtures, and more. Conveniently located near grocery stores, hospitals, Hartsfield-Jackson Airport, and I-75. Ideal for short-term rentals for business travelers or travel nurses, or as a place to call home.

10. 2014-11-08
    price $36,000
11. 2012-04-04
    historical
12. 2012-03-21
    soldstatus $36,200 Sold
13. 2012-03-21
    soldstatus $36,200 Sold
14. 2012-02-23
    historical
15. 2012-02-23
    status Pending
16. 2012-02-16
    price $36,200
17. 2012-01-09
    listed $36,000 Active
18. 2012-01-08
    listed $36,000 New
19. 2002-12-18
    soldstatus $110,000

ⓘ 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: $3,670 · $306/mo
• Projected year-2 tax: $3,670 · $306/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 ≥104°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: $20,822
• − Mortgage interest: −$11,875
• − Property taxes: −$3,670
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,167
• Taxable loss: −$5,282
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $-354/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

+92.7% since first listed

18 events — show timeline

• 2026-05-04 Relisted — GAMLS
• 2026-05-03 Listing Removed — GAMLS
• 2026-04-13 Price Changed $212,000 GAMLS
• 2026-04-13 Price Changed $215,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-30 Price Changed $210,000 GAMLS
• 2026-01-18 Listed $199,000 GAMLS
• 2026-01-18 Listed $220,000 GAMLS
• 2014-11-08 Price Changed $36,000 GAMLS
• 2012-04-04 Listing Removed — FMLS
• 2012-03-21 Sold (MLS) $36,200 GAMLS
• 2012-03-21 Sold (MLS) $36,200 FMLS
• 2012-02-23 Listing Removed — GAMLS
• 2012-02-23 Pending — FMLS
• 2012-02-16 Price Changed $36,200 GAMLS
• 2012-01-09 Listed $36,000 FMLS
• 2012-01-08 Listed $36,000 GAMLS
• 2002-12-18 Sold (Public Records) $110,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,670 · +1.8% YoY. Source: county tax records.