6501 River Run Rd · Riverdale, GA 30274

$220,000

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 399 Days on market

Built 1970 0.30 ac lot $128/sqft · 73% above area Est $254k · 13% 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 +13.5/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• 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

Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

Key facts

• New floors
• Double deck
• Jacuzzi

Tags

• NEW FLOORS
• RENOVATED BASEMENT BATHROOM
• JACUZZI
• DOUBLE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-23 ($-277/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.8% below list).
• Recommended offer: $185k (15.8% 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: Riverdale Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 635 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• 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 23d 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 43% 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 $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 399 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $220k implies a 83% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,195 (15.8% 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 399 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (median comp): $253,981
• List price: $220,000
• Delta: -13.38%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
742 Verde Dr	0.47mi	3/2.0	1,696 (-1%)	1mo	$260,000	$153	75
545 Oak Valley Dr	0.15mi	4/2.5 (+1)	1,592 (-7%)	2mo	$255,000	$160	72
370 Valiant Ln	0.53mi	3/2.0	1,651 (-4%)	3mo	$213,000	$129	66
6111 Johnson Rd	0.32mi	3/1.0	1,838 (+7%)	6mo	$109,000	$59	64
530 Oak Valley Dr	0.15mi	4/3.0 (+1)	1,489 (-13%)	1mo	$275,000	$185	61
772 Verde Dr	0.53mi	3/3.0	1,602 (-7%)	7mo	$195,000	$122	54
388 Eagles Nest Way	0.56mi	3/2.5	1,697 (-1%)	23mo	$265,000	$156	50
6315 Valley Dale Dr	0.27mi	4/2.0 (+1)	1,875 (+9%)	21mo	$220,000	$117	50
260 Shelburn Dr	0.56mi	3/2.0	1,500 (-13%)	16mo	$132,500	$88	39
6477 Camp St	0.58mi	4/2.0 (+1)	1,940 (+13%)	20mo	$230,000	$119	30
846 Poplar Springs Rd	0.64mi	3/3.5	1,920 (+12%)	19mo	$231,000	$120	29

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-40,229
• Equity at exit: $32,803

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-49,250
• 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 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 189
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$241 /mo · $2,889/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-23

Break-even live

Break-even rent $1,881

Max offer price $215,920

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $39	+0% $-23	+5% $-85	+10% $-148
Rent	-10% $-169	-5% $-96	+0% $-23	+5% $50	+10% $123
Rate	-1.0pp $88	-0.5pp $33	base $-23	+0.5pp $-80	+1.0pp $-138

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6232 Lance Ln Riverdale, GA	3.0	2.0	1900	$1,959	$1.03	26d	1	0.10mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	20d	9	0.38mi
654 Roy Huie Rd Unit 1 Riverdale, GA	2.0	1.0	1125	$1,250	$1.11	26d	1	0.47mi
6433 Valley Brook Dr Riverdale, GA	4.0	2.0	2000	$2,500	$1.25	26d	1	0.53mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	0d	1	0.53mi
428 Eagles Nest Way Riverdale, GA	4.0	2.0	1564	$2,100	$1.34	45d	1	0.55mi
6476 Voyles Dr Riverdale, GA	2.0	2.0	1200	$2,250	$1.88	24d	1	0.57mi
504 Pinecrest Dr Riverdale, GA	4.0	2.0	1500	$1,700	$1.13	26d	1	0.57mi
6476 Voyles Dr Unit 1 Riverdale, GA	2.0	1.0	1200	$2,250	$1.88	26d	1	0.57mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	6d	1	0.62mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	7d	1	0.62mi
500 Denham St Riverdale, GA	3.0	2.0	1174	$2,400	$2.04	7d	1	0.66mi
6450 River Park Dr Riverdale, GA	2.0	2.5	1320	$1,550	$1.17	45d	1	0.67mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	22d	1	0.68mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	45d	1	0.68mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	45d	1	0.69mi
218 Ridge Trl Riverdale, GA	4.0	1.5	1826	$2,100	$1.15	7d	1	0.80mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	45d	1	0.83mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	45d	9	0.86mi
168 Ridge Trl Riverdale, GA	3.0	1.5	1176	$1,580	$1.34	0d	1	0.88mi
6316 Steepleridge Ct Riverdale, GA	4.0	2.5	1634	$2,011	$1.23	7d	1	0.90mi
6492 Meadow Lark Dr Riverdale, GA	4.0	3.0	2158	$2,265	$1.05	0d	1	0.91mi
6631 Baldwin Ct Riverdale, GA	3.0	1.0	1211	$1,593	$1.32	0d	1	0.92mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	45d	1	0.94mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	0d	11	0.95mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	45d	21	0.99mi
6061 Pine View Ter Riverdale, GA	3.0	2.0	1508	$1,811	$1.20	3d	1	1.07mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	45d	1	1.08mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,498	$1.67	0d	34	1.13mi
6554 River Glen Dr Riverdale, GA	3.0	2.5	1634	$1,861	$1.14	7d	1	1.13mi
845 Rock Shoals Ct Atlanta, GA	3.0	2.0	1504	$1,740	$1.16	6d	1	1.14mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	45d	1	1.14mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	17d	1	1.15mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	7d	1	1.16mi
1109 Mary Lee Ct Riverdale, GA	3.0	2.5	1905	$1,900	$1.00	45d	1	1.17mi
1146 E Fayetteville Rd Riverdale, GA	3.0	2.0	1590	$1,781	$1.12	14d	1	1.18mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	45d	1	1.20mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	22d	1	1.20mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	22d	1	1.20mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	45d	1	1.23mi

Listing history 15 events

1. 2026-06-04
   status $220,000 Under Contract 399 DOM
2. 2026-06-03
   days on market $220,000 Active 399 DOM
3. 2026-06-02
   days on market $220,000 Active 398 DOM
4. 2026-06-01
   days on market $220,000 Active 397 DOM
5. 2026-05-31
   days on market $220,000 Active 396 DOM
6. 2026-04-16
   price $220,000 156-char remark

   Show marketing remark (156 chars)

   Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

7. 2025-10-30
   status Price Change 156-char remark

   Show marketing remark (156 chars)

   Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

8. 2025-10-30
   price $265,000 156-char remark

   Show marketing remark (156 chars)

   Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

9. 2025-10-11
   historical 156-char remark

   Show marketing remark (156 chars)

   Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

10. 2025-07-11
    status Back On Market 156-char remark

    Show marketing remark (156 chars)

    Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

11. 2025-07-07
    historical 156-char remark

    Show marketing remark (156 chars)

    Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

12. 2025-04-05
    listed $290,000 New 156-char remark

    Show marketing remark (156 chars)

    Adorable ranch you will love to call home. This adorable house features new floors, a renovated basement bathroom with a jacuzzi a double deck in the back.

13. 2001-05-18
    soldstatus $120,000
14. 1985-07-18
    soldstatus $59,900
15. 1971-12-16
    soldstatus $28,000

ⓘ 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: $2,889 · $241/mo
• Projected year-2 tax: $2,889 · $241/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 · 17 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: $22,223
• − Mortgage interest: −$12,323
• − Property taxes: −$2,889
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,400
• Taxable loss: −$4,045
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $694/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

• Census place: Riverdale, GA
• 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

+685.7% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $220,000 GAMLS
• 2025-10-30 Relisted — GAMLS
• 2025-10-30 Price Changed $265,000 GAMLS
• 2025-10-11 Listing Removed — GAMLS
• 2025-07-11 Relisted — GAMLS
• 2025-07-07 Listing Removed — GAMLS
• 2025-04-05 Listed $290,000 GAMLS
• 2001-05-18 Sold (Public Records) $120,000 Public Records
• 1985-07-18 Sold (Public Records) $59,900 Public Records
• 1971-12-16 Sold (Public Records) $28,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,889 · +2.0% YoY. Source: county tax records.