1395 Willow Dr · Riverdale, GA 30296

$225,000

4 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 33 Days on market

Built 1962 0.28 ac lot Est $233k · 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 +14.6/30.0
• ARV discount +9.1/15.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• 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 MLS

Charming and well-maintained, 1395 Willow Drive offers the perfect blend of comfort, functionality, and curb appeal. This inviting home features spacious living areas filled with natural light, a thoughtfully designed layout, and plenty of room for both relaxing and entertaining. The kitchen provides ample cabinet and counter space, flowing seamlessly into the main living areas for everyday convenience. Outside, enjoy a generous yard with endless possibilities for gatherings, gardening, or simply unwinding after a long day. Conveniently located near shopping, dining, schools, and major highways, this property delivers both lifestyle and location in one complete package. A solid opportunity for homeowners or investors looking for a move-in ready gem with lasting value.

Key facts

• Generous yard
• Natural light
• Conveniently located

Tags

• GENEROUS YARD
• THOUGHTFULLY DESIGNED LAYOUT
• NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Garage (1-car); Two total parking spaces
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available; Electric service listed as other
• Home design: Two-level home; Resale property; Fee simple ownership
• Construction: Brick construction with brick front; Composition roof; Foundation: See remarks
• Exterior features: Private yard; Deck

Interior

• Kitchen: Cabinets (stained); Refrigerator included
• Bedrooms: Two bedrooms on the upper level; Two bedrooms on the lower level; Split bedroom plan
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Two full bathrooms (one on upper level, one on lower level); Master bath has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet; No common walls; Finished basement; Family room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $194k (14.0% below list).
• Recommended offer: $194k (14.0% 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, 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: Martin Luther King- Jr. Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 578 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 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); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 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 $105k; list at $225k implies a 114% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,537 (14.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $233,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 Willow Dr	0.05mi	3/2.0 (-1)	1,365 (-2%)	4mo	$148,000	$108	87
1386 Pineglen Dr	0.09mi	4/2.0	1,426 (+3%)	6mo	$269,000	$189	86
1506 Norman Xing	0.48mi	4/2.0	1,373 (-1%)	3mo	$230,000	$168	74
5738 Antelope Trl	0.38mi	3/2.0 (-1)	1,357 (-2%)	3mo	$175,000	$129	71
5709 Chisolm Trl	0.40mi	3/2.0 (-1)	1,373 (-1%)	6mo	$233,000	$170	70
1406 Isleworth Cir	0.48mi	3/2.0 (-1)	1,406 (+1%)	7mo	$205,500	$146	64
1332 Pineglen Dr	0.17mi	5/3.0 (+1)	1,560 (+12%)	2mo	$282,000	$181	61
5623 Isleworth Ct	0.58mi	3/2.0 (-1)	1,406 (+1%)	6mo	$200,000	$142	61
1651 Isleworth Cir	0.46mi	3/2.5 (-1)	1,338 (-4%)	6mo	$190,950	$143	60
6255 Stimson Way	0.61mi	3/2.0 (-1)	1,404 (+1%)	6mo	$249,900	$178	59
5629 Norman Ct	0.61mi	3/2.5 (-1)	1,486 (+7%)	2mo	$230,000	$155	51
5721 Hidden Brook Cir	0.74mi	3/2.0 (-1)	1,336 (-4%)	6mo	$230,000	$172	49

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-31,974
• Equity at exit: $33,548

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-19,039
• Equity at exit: $19,454

Cash invested: $63,000 (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: 135
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $54

Break-even live

Break-even rent $1,867

Max offer price $225,000

Occupancy floor 92%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Willow Dr Riverdale, GA	3.0	2.0	1365	$1,599	$1.17	43d	1	0.02mi
1357 Heather Cir Riverdale, GA	3.0	2.0	1553	$1,794	$1.16	4d	1	0.13mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.25mi
1603 Blossom Dr Atlanta, GA	3.0	2.5	1550	$2,055	$1.33	1d	1	0.41mi
6181 Harkness Ct Riverdale, GA	4.0	2.0	1355	$2,099	$1.55	43d	1	0.50mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.51mi
6215 Stimson Way Riverdale, GA	3.0	2.0	1384	$1,805	$1.30	1d	1	0.51mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	0.55mi
5692 Norman Ct Atlanta, GA	3.0	2.5	1770	$1,806	$1.02	5d	1	0.58mi
5914 Grande River Rd Atlanta, GA	3.0	2.5	1780	$2,210	$1.24	43d	1	0.59mi
6076 Camden Forrest Dr Riverdale, GA	3.0	2.5	1566	$1,700	$1.09	5d	1	0.60mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	0.61mi
1146 E Fayetteville Rd Riverdale, GA	3.0	2.0	1590	$1,781	$1.12	12d	1	0.61mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	43d	1	0.61mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	43d	1	0.62mi
6061 Pine View Ter Riverdale, GA	3.0	2.0	1508	$1,811	$1.20	1d	1	0.73mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	2d	9	0.75mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	43d	21	0.75mi
1100 Hidden Brook Trl Atlanta, GA	4.0	2.5	1516	$1,850	$1.22	43d	1	0.79mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	43d	1	0.85mi
1533 Northcut Ct Atlanta, GA	3.0	2.5	1872	$1,938	$1.04	12d	1	0.88mi
6616 Wellesley Dr Riverdale, GA	4.0	3.0	1652	$2,395	$1.45	22d	1	0.88mi
1857 Broad River Rd Atlanta, GA	3.0	2.5	1530	$1,950	$1.27	43d	1	0.91mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	43d	1	0.92mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	24d	1	0.96mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	1d	11	0.97mi
5443 Northcut Dr Atlanta, GA	3.0	2.0	1872	$1,751	$0.94	43d	1	1.00mi
1770 Broad River Rd Atlanta, GA	3.0	2.5	1528	$1,831	$1.20	5d	1	1.02mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	43d	1	1.04mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	43d	1	1.05mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	1.05mi
6316 Steepleridge Ct Riverdale, GA	4.0	2.5	1634	$2,011	$1.23	5d	1	1.06mi
1270 Brookstone Rd Atlanta, GA	3.0	2.5	1826	$1,920	$1.05	5d	1	1.06mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	20d	1	1.07mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	4d	1	1.07mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	12d	1	1.08mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	43d	1	1.08mi
1194 Crystal Lake Rd Atlanta, GA	3.0	2.0	1623	$1,545	$0.95	24d	1	1.11mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	43d	1	1.11mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	1.13mi

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 33 DOM
2. 2026-06-17
   days on market $225,000 Active 32 DOM
3. 2026-06-16
   days on market $225,000 Active 31 DOM
4. 2026-06-15
   days on market $225,000 Active 30 DOM
5. 2026-06-13
   days on market $225,000 Active 28 DOM
6. 2026-06-09
   days on market $225,000 Active 24 DOM
7. 2026-06-08
   days on market $225,000 Active 23 DOM
8. 2026-06-07
   days on market $225,000 Active 22 DOM
9. 2026-06-04
   days on market $225,000 Active 19 DOM
10. 2026-06-03
    days on market $225,000 Active 18 DOM
11. 2026-06-02
    days on market $225,000 Active 17 DOM
12. 2026-06-01
    days on market $225,000 Active 16 DOM
13. 2026-05-31
    days on market $225,000 Active 15 DOM
14. 2026-05-06
    listed $225,000 Active
15. 2026-05-01
    listed $225,000 New 778-char remark

    Show marketing remark (778 chars)

    Charming and well-maintained, 1395 Willow Drive offers the perfect blend of comfort, functionality, and curb appeal. This inviting home features spacious living areas filled with natural light, a thoughtfully designed layout, and plenty of room for both relaxing and entertaining. The kitchen provides ample cabinet and counter space, flowing seamlessly into the main living areas for everyday convenience. Outside, enjoy a generous yard with endless possibilities for gatherings, gardening, or simply unwinding after a long day. Conveniently located near shopping, dining, schools, and major highways, this property delivers both lifestyle and location in one complete package. A solid opportunity for homeowners or investors looking for a move-in ready gem with lasting value.

16. 2002-07-16
    soldstatus $105,000
17. 1998-06-30
    soldstatus $79,900

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $23,224
• − Mortgage interest: −$12,603
• − Property taxes: −$2,417
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$6,545
• Taxable loss: −$3,183
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $1,410/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

+181.6% since first listed

4 events — show timeline

• 2026-05-06 Listed $225,000 FMLS
• 2026-05-01 Listed $225,000 GAMLS
• 2002-07-16 Sold (Public Records) $105,000 Public Records
• 1998-06-30 Sold (Public Records) $79,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,417 · +6.4% YoY. Source: county tax records.