19 Riverdale Cir · Canton, GA 30114

$220,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 4 Days on market

Built 1925 3,920 sqft lot $215/sqft · 16% below area Est $261k · 16% 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 +18.2/30.0
• ARV discount +14.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting 19 Riverdale Circle, a charming 1925 residential home located in Downtown Canton, GA. This 3-bedroom home offers 1,024 square feet of living space and is ready for immediate occupancy. Inside, you'll find hardwood flooring throughout the living room and bedrooms, creating a warm and consistent feel throughout the home. The kitchen features matching black appliances and offers a functional space for everyday cooking. Additional highlights include a dedicated laundry room, welcoming front porch, and private yard with room to relax, garden, or enjoy the outdoors. With a little TLC, this home has wonderful potential to become a cozy personal residence or investment opportunity.

Key facts

• Hardwood flooring
• Black appliances
• Front porch

Tags

• HARDWOOD FLOORING
• BLACK APPLIANCES
• DEDICATED LAUNDRY ROOM
• FRONT PORCH
• PRIVATE YARD

Property features AI

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Electricity available; Water available; Phone available; Cable available
• Home design: One level; Resale property
• Construction: Wood siding; Composition roof; Concrete perimeter foundation; Built with traditional construction materials
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Eat-in kitchen with cabinets; Dishwasher; Microwave; Refrigerator; Electric oven
• Bedrooms: Three bedrooms on the main level; Master on main
• Flooring: Wood; Hardwood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air; Forced air heating
• Interior features: Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry area in kitchen; Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $204k (7.3% below list).
• Recommended offer: $204k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.7% in Canton — 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 66/100 on livability (#200 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William G. Hasty- Sr. Elementary School (math 31% / reading 22%, grade F, #718 of 1,228 statewide, top 59%, 1,064 students, 75% FRL); Teasley Middle School (math 28% / reading 37%, grade F, #221 of 470 statewide, top 48%, 1,606 students, 52% FRL); Cherokee High School (math 35% / reading 40%, grade F, #65 of 424 statewide, top 16%, 2,937 students, 38% FRL) — zoned schools average 55% FRL vs 26% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 47% district-wide (-15 pts) — the specific schools serving this property underperform the Cherokee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 649 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 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 $7k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,868 (7.3% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $260,621
• List price: $220,000
• Delta: -15.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Riverdale Cir	0.00mi	3/1.0	1,024 (0%)	1mo	$208,000	$203	100
200 Tanyard St	0.60mi	3/2.0	1,000 (-2%)	22mo	$298,000	$298	46
131 Teasley St	0.58mi	3/2.0	1,050 (+2%)	23mo	$278,000	$265	46
105 Mashburn Pl	0.73mi	2/2.0 (-1)	1,130 (+10%)	2mo	$285,000	$252	38
731 E Main St	0.56mi	2/1.0 (-1)	1,144 (+12%)	15mo	$366,000	$320	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-29,134
• Equity at exit: $32,803

10-year hold

• IRR: -9.9%
• Equity multiple: 0.47×
• Total profit: $-32,471
• Equity at exit: $19,022

Cash invested: $61,600 (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 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 649
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $197

Break-even live

Break-even rent $1,790

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $321	-5% $259	+0% $197	+5% $134	+10% $72
Rent	-10% $36	-5% $116	+0% $197	+5% $277	+10% $358
Rate	-1.0pp $307	-0.5pp $253	base $197	+0.5pp $140	+1.0pp $82

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Rivertown CMNS Canton, GA	3.0	2.5	1311	$1,900	$1.45	7d	1	0.15mi
215 Reformation Pkwy Canton, GA	2.0	1.0–2.0	938	$2,273	$2.42	0d	161	0.26mi
251 Archer St Canton, GA	2.0	1.0	1271	$1,895	$1.49	18d	1	0.28mi
59 Anderson Ave Canton, GA	2.0	1.0	768	$1,299	$1.69	45d	1	0.29mi
201 Hospital Rd Canton, GA	1.0–2.0	1.0–2.0	899	$2,350	$2.61	0d	30	0.54mi
800 Hickory Knoll Dr Canton, GA	1.0–3.0	1.0–2.0	905	$1,660	$1.83	0d	3	0.95mi
355 Cartersville St Canton, GA	3.0	1.5	1354	$1,750	$1.29	23d	1	1.08mi
303 Brookside Way Canton, GA	2.0	2.5	1192	$1,650	$1.38	45d	1	1.11mi
100 River Ridge Dr Canton, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	45d	9	1.24mi
591 Jackie Moore Ln Canton, GA	1.0–3.0	1.0–2.0	1053	$2,324	$2.21	3d	48	1.26mi
1215 Hickory Flat Hwy Canton, GA	2.0–3.0	2.0	1041	$1,982	$1.90	0d	9	1.39mi
149 Riverstone Commons Cir Canton, GA	3.0	2.5	1409	$2,000	$1.42	45d	1	1.39mi
229 Riverstone Commons Cir Canton, GA	3.0	2.5	1300	$1,750	$1.35	45d	1	1.40mi

Listing history 19 events

1. 2026-05-18
   status Under Contract 693-char remark

   Show marketing remark (693 chars)

   Presenting 19 Riverdale Circle, a charming 1925 residential home located in Downtown Canton, GA. This 3-bedroom home offers 1,024 square feet of living space and is ready for immediate occupancy. Inside, you'll find hardwood flooring throughout the living room and bedrooms, creating a warm and consistent feel throughout the home. The kitchen features matching black appliances and offers a functional space for everyday cooking. Additional highlights include a dedicated laundry room, welcoming front porch, and private yard with room to relax, garden, or enjoy the outdoors. With a little TLC, this home has wonderful potential to become a cozy personal residence or investment opportunity.

2. 2026-05-18
   status Pending 699-char remark

   Show marketing remark (693 chars)

   Presenting 19 Riverdale Circle, a charming 1925 residential home located in Downtown Canton, GA. This 3-bedroom home offers 1,024 square feet of living space and is ready for immediate occupancy. Inside, you'll find hardwood flooring throughout the living room and bedrooms, creating a warm and consistent feel throughout the home. The kitchen features matching black appliances and offers a functional space for everyday cooking. Additional highlights include a dedicated laundry room, welcoming front porch, and private yard with room to relax, garden, or enjoy the outdoors. With a little TLC, this home has wonderful potential to become a cozy personal residence or investment opportunity.

3. 2026-05-13
   listed $220,000 New 693-char remark

   Show marketing remark (693 chars)

   Presenting 19 Riverdale Circle, a charming 1925 residential home located in Downtown Canton, GA. This 3-bedroom home offers 1,024 square feet of living space and is ready for immediate occupancy. Inside, you'll find hardwood flooring throughout the living room and bedrooms, creating a warm and consistent feel throughout the home. The kitchen features matching black appliances and offers a functional space for everyday cooking. Additional highlights include a dedicated laundry room, welcoming front porch, and private yard with room to relax, garden, or enjoy the outdoors. With a little TLC, this home has wonderful potential to become a cozy personal residence or investment opportunity.

4. 2026-05-13
   listed $220,000 Active 699-char remark

   Show marketing remark (693 chars)

   Presenting 19 Riverdale Circle, a charming 1925 residential home located in Downtown Canton, GA. This 3-bedroom home offers 1,024 square feet of living space and is ready for immediate occupancy. Inside, you'll find hardwood flooring throughout the living room and bedrooms, creating a warm and consistent feel throughout the home. The kitchen features matching black appliances and offers a functional space for everyday cooking. Additional highlights include a dedicated laundry room, welcoming front porch, and private yard with room to relax, garden, or enjoy the outdoors. With a little TLC, this home has wonderful potential to become a cozy personal residence or investment opportunity.

5. 2020-08-03
   soldstatus $95,000
6. 2020-07-29
   soldstatus $95,000 Closed

   Show marketing remark (197 chars)

   INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

7. 2020-07-29
   soldstatus $95,000 Sold

   Show marketing remark (197 chars)

   INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

8. 2020-07-10
   status Under Contract

   Show marketing remark (197 chars)

   INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

9. 2020-07-10
   status Pending

   Show marketing remark (197 chars)

   INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

10. 2020-07-02
    status Back on Market

    Show marketing remark (197 chars)

    INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

11. 2020-07-02
    status Active

    Show marketing remark (197 chars)

    INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

12. 2020-06-29
    status Under Contract

    Show marketing remark (197 chars)

    INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

13. 2020-06-29
    status Pending

    Show marketing remark (197 chars)

    INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

14. 2020-06-19
    listed $105,000 Active

    Show marketing remark (197 chars)

    INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

15. 2020-06-19
    listed $105,000 New

    Show marketing remark (197 chars)

    INVESTORS! Amazing buy in the heart of downtown Canton and walking distance to shops, restaurants, brewery, and new Cotton Mill Exchange complex. Property is occupied, please do not disturb tenant.

16. 1996-12-17
    soldstatus $24,000
17. 1984-08-16
    soldstatus $12,300
18. 1980-04-01
    soldstatus $10,000
19. 1975-08-01
    soldstatus $7,000

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,464
• − Mortgage interest: −$12,323
• − Property taxes: −$2,022
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$6,400
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $2,671/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: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Canton

• Score: 66/100
• State rank: #200
• US rank: #12301

Category grades

Amenities F Commute F Cost of living B 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: Canton, GA
• County: Cherokee County · 289,977 people
• City population: 116,078
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,391
• Household income: $98,902
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1820.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 9% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.82%
• Current HPI: 245.474
• Rent YoY: ▼ -1.63%
• 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

+2871.4% since first listed

21 events — show timeline

• 2026-06-05 Sold (MLS) $208,000 FMLS
• 2026-06-05 Sold (MLS) $208,000 GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-13 Listed $220,000 FMLS
• 2026-05-13 Listed $220,000 GAMLS
• 2020-08-03 Sold (Public Records) $95,000 Public Records
• 2020-07-29 Sold (MLS) $95,000 GAMLS
• 2020-07-29 Sold (MLS) $95,000 FMLS
• 2020-07-10 Pending — GAMLS
• 2020-07-10 Pending — FMLS
• 2020-07-02 Relisted — GAMLS
• 2020-07-02 Relisted — FMLS
• 2020-06-29 Pending — GAMLS
• 2020-06-29 Pending — FMLS
• 2020-06-19 Listed $105,000 GAMLS
• 2020-06-19 Listed $105,000 FMLS
• 1996-12-17 Sold (Public Records) $24,000 Public Records
• 1984-08-16 Sold (Public Records) $12,300 Public Records
• 1980-04-01 Sold (Public Records) $10,000 Public Records
• 1975-08-01 Sold (Public Records) $7,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,022 · +45.6% YoY. Source: county tax records.