825 Commerce Blvd · Riverdale, GA 30296

$196,000

3 bd · 3.0 ba · 1,522 sqft · Townhouse public records · 97 Days on market

Built 2005 4,748 sqft lot $129/sqft · at area comps Est $202k · at est. $87/mo HOA · 5% of rent

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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 +13.2/30.0
• ARV discount +8.8/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• 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

Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

Key facts

• Residential area
• Walk-in closet
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• FUNCTIONAL FLOOR PLAN
• RESIDENTIAL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $196k.

Deal economics

• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (6.4% below list).
• Recommended offer: $178k (9.0% below list) — sets the bar for market timing.

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: Lake Ridge Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 505 students, 90% FRL); Kendrick Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 696 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 (+3.5%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 35% 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 $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 97 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,360 (9.0% 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 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $201,637
• List price: $196,000
• Delta: -2.80%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Commerce Blvd	0.04mi	3/2.5	1,524 (+0%)	7mo	$209,900	$138	90
7691 Commerce Ct	0.14mi	3/2.5	1,524 (+0%)	23mo	$225,000	$148	72

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-30,912
• Equity at exit: $29,224

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-22,657
• Equity at exit: $16,946

Cash invested: $54,880 (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: 142
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$82
• HOA: −$87
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-4

Break-even live

Break-even rent $1,840

Max offer price $195,277

Occupancy floor 95%

Sensitivity live

Price	-10% $107	-5% $51	+0% $-4	+5% $-60	+10% $-115
Rent	-10% $-149	-5% $-77	+0% $-4	+5% $68	+10% $141
Rate	-1.0pp $95	-0.5pp $46	base $-4	+0.5pp $-55	+1.0pp $-107

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	0d	1	0.38mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	17d	1	0.38mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	3d	1	0.41mi
7567 Sugarcreek Dr Riverdale, GA	2.0	1.0	1517	$1,700	$1.12	45d	1	0.42mi
7319 Exeter Ct Riverdale, GA	3.0	2.0	1592	$1,774	$1.11	22d	1	0.45mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	6d	1	0.49mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	26d	1	0.58mi
7299 Indian Hill Trl Riverdale, GA	4.0	2.5	1201	$1,900	$1.58	45d	1	0.58mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	45d	1	0.60mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	6d	1	0.61mi
950 Lake Ridge Pkwy Riverdale, GA	1.0–2.0	1.0–2.0	966	$1,457	$1.51	0d	30	0.62mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	45d	25	0.64mi
7432 Meadows Dr Riverdale, GA	3.0	2.0	1640	$1,716	$1.05	7d	1	0.67mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	45d	1	0.69mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	26d	1	0.74mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,735	$1.22	0d	1	0.76mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,800	$1.18	0d	1	0.88mi
7282 Williamsburg Dr Riverdale, GA	3.0	2.5	1183	$1,915	$1.62	0d	1	0.89mi
7560 Taylor Rd #26 Riverdale, GA	2.0	1.0	1158	$1,250	$1.08	45d	1	0.92mi
1327 Hollenbeck Ln Riverdale, GA	2.0	1.5	1360	$1,750	$1.29	0d	1	0.94mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	45d	1	0.96mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	6d	1	1.03mi
7683 Creekside Ln Riverdale, GA	3.0	2.5	1904	$1,800	$0.95	0d	1	1.05mi
8011 Trinity Park Dr Riverdale, GA	3.0	2.0	1320	$1,850	$1.40	0d	1	1.06mi
8104 Webb Rd Riverdale, GA	1.0–2.0	1.0–2.0	890	$1,481	$1.66	0d	18	1.06mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	45d	1	1.09mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	26d	1	1.09mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,715	$1.06	0d	1	1.13mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	3d	1	1.15mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	45d	1	1.15mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	46d	1	1.16mi
269 Highway 138 SW Riverdale, GA	1.0–2.0	1.0–2.0	995	$1,405	$1.41	0d	37	1.19mi
7943 Taylor Cir Riverdale, GA	3.0	2.0	1344	$1,665	$1.24	45d	1	1.19mi
233 Lucan Way Riverdale, GA	3.0	2.0	1201	$1,665	$1.39	6d	1	1.19mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	14d	1	1.22mi
7092 Brookview Way Riverdale, GA	4.0	3.0	1528	$1,900	$1.24	14d	1	1.25mi
7130 Brookview Way Riverdale, GA	3.0	2.5	1528	$1,683	$1.10	0d	1	1.26mi
8062 Creekstone Way Riverdale, GA	2.0	2.5	1232	$1,286	$1.04	45d	1	1.27mi
8200 Webb Rd Riverdale, GA	3.0	2.0	1222	$1,741	$1.42	0d	1	1.31mi
263 Elm Forest Way Riverdale, GA	4.0	3.0	2006	$2,133	$1.06	0d	1	1.33mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 23 events

1. 2026-06-21
   days on market $196,000 Active 97 DOM
2. 2026-06-18
   days on market $196,000 Active 94 DOM
3. 2026-06-17
   days on market $196,000 Active 93 DOM
4. 2026-06-16
   days on market $196,000 Active 92 DOM
5. 2026-06-15
   days on market $196,000 Active 91 DOM
6. 2026-06-13
   days on market $196,000 Active 89 DOM
7. 2026-06-09
   days on market $196,000 Active 85 DOM
8. 2026-06-08
   days on market $196,000 Active 84 DOM
9. 2026-06-07
   days on market $196,000 Active 83 DOM
10. 2026-06-04
    days on market $196,000 Active 80 DOM
11. 2026-06-03
    days on market $196,000 Active 79 DOM
12. 2026-06-02
    days on market $196,000 Active 78 DOM
13. 2026-06-01
    days on market $196,000 Active 77 DOM
14. 2026-05-31
    days on market $196,000 Active 76 DOM
15. 2026-05-14
    price $200,000 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

16. 2026-05-14
    price $200,000 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

17. 2026-04-30
    price $205,000 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

18. 2026-04-30
    price $205,000 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

19. 2026-04-02
    price $213,000 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

20. 2026-04-02
    price $213,000 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

21. 2026-03-16
    listed $220,000 New 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

22. 2026-03-16
    listed $220,000 Active 383-char remark

    Show marketing remark (383 chars)

    Explore what awaits at 825 Commerce Blvd with this residence featuring fresh interior paint. The kitchen includes an accent backsplash and all stainless steel appliances. The primary bedroom contains a walk-in closet. This property sits on a lot in a residential area. This house provides a functional floor plan for a new owner.. Included 100-Day Home Warranty with buyer activation

23. 2025-12-08
    soldstatus $181,400

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,085 · $257/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,018
• − Mortgage interest: −$10,979
• − Property taxes: −$3,085
• − Insurance: −$980
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$1,044
• − Depreciation: −$5,702
• Taxable loss: −$3,295
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $742/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

+10.3% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $200,000 FMLS
• 2026-05-14 Price Changed $200,000 GAMLS
• 2026-04-30 Price Changed $205,000 FMLS
• 2026-04-30 Price Changed $205,000 GAMLS
• 2026-04-02 Price Changed $213,000 FMLS
• 2026-04-02 Price Changed $213,000 GAMLS
• 2026-03-16 Listed $220,000 FMLS
• 2026-03-16 Listed $220,000 GAMLS
• 2025-12-08 Sold (Public Records) $181,400 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,085 · -3.9% YoY. Source: county tax records.