12-Unit Multifamily Investment Opportunity
611 Osborne Court | Riverdale, Georgia 30274
The Osborne Court Portfolio is a rare opportunity to acquire six duplex buildings (12 total units) in a single, contiguous transaction in Riverdale, Georgia. All six buildings sit side by side on a single street, offering a buyer the operational efficiency of a single-location, single-management portfolio rather than scattered-site assets.
All six duplex buildings are located together in Riverdale, Clayton County, Georgia — giving an investor a single, easily managed portfolio rather than scattered assets across multiple streets.
Recently appraised at $350,000–$370,000 for the building at 611 Osborne Court — roughly $175,000–$185,000 per unit extrapolated across the portfolio. Full appraisal available upon request.
| Address | 611 Osborne Court, Riverdale, GA 30274 |
| Property Type | Multifamily — 6 Duplex Buildings (12 Units) |
| Unit Mix | 12 units, all 2 Bedroom / 2 Bath |
| Vacant Units | 0 — fully leased; most recent turnover re-leased 7/1 |
| Section 8 Units | 5 of 12 |
| Tenant Tenure | Most tenants in place 3–4+ years; three tenants since 2018 |
| Utilities | Paid by tenants |
| Lease Expirations | 11 leases run through 2027; 1 lease ends 9/30/2026 |
| Planned Capital Work | One roof replacement this year (one-time expense) |
| Asking Price | $2,600,000 |
| Ask Price Per Unit | $216,667 |
| Income | Monthly | Annual |
|---|---|---|
| Gross Rental Income | $16,690.00 | $200,280.00 |
| Owner-Paid Expenses | Monthly | Annual |
|---|---|---|
| Property Taxes | $1,576.12 | $18,913.41 |
| Insurance | $720.08 | $8,641.00 |
| Trash Service | $409.00 | $4,908.00 |
| Lawn Care (bi-weekly) | $390.00 | $4,680.00 |
| Common Area Lighting | $120.00 | $1,440.00 |
| Total Owner-Paid Expenses | $3,215.20 | $38,582.41 |
Not deducted from the in-place NOI above, but worth budgeting for in your own underwriting. The property is fully leased with no current vacancy, so no vacancy factor is applied here.
| Assumption | Monthly | Annual |
|---|---|---|
| Property Management (7% of gross) | −$1,168.30 | −$14,019.60 |
| CapEx Reserve ($250/unit) | −$3,000.00 | −$36,000.00 |
| Fully-Loaded NOI | $9,306.53 | $111,678.40 |
On a fully-loaded basis, NOI is approximately $111,678/yr — a 4.30% cap rate at the current asking price. Gross rental income and unit-level rents are based on figures provided by the seller and have not been independently verified. Buyers should independently verify all income, expense, and lease information during due diligence.
Clayton County tax assessment records were obtained for all 6 duplex parcels in the portfolio (589, 590, 598, 599, 608, and 609 Osborne Court — Lots 1–6). All six share the 1987 build year, 2,128 building square feet, and the 2022 recorded sale of $240,000 per parcel as part of a single multi-parcel conveyance.
| Parcel Address | Parcel ID | Bldg Sq Ft | Assessed Value | Market Value | 2025 Total Tax |
|---|---|---|---|---|---|
| 589 Osborne Court | 13179D F004 (Lot 1) | 2,128 | $78,800 | $197,000 | $3,052.88 |
| 599 Osborne Court | 13179D F005 (Lot 2) | 2,128 | $78,800 | $197,000 | $3,052.88 |
| 609 Osborne Court | 13179D F006 (Lot 3) | 2,128 | $78,800 | $197,000 | $3,052.88 |
| 608 Osborne Court | 13179D F007 (Lot 4) | 2,128 | $78,800 | $197,000 | $3,052.88 |
| 598 Osborne Court | 13179D F008 (Lot 5) | 2,128 | $86,200 | $215,500 | $3,336.29 |
| 590 Osborne Court | 13179D F009 (Lot 6) | 2,128 | $86,800 | $217,000 | $3,359.27 |
| Total — 6 Parcels | 12,768 | $488,200 | $1,220,500 | $18,907.08 |
The seller's current tax bill for the portfolio totals $18,913.41/yr, used in the financial summary on the previous page — a minor variance from the county assessment record above, which is common between assessed figures and actual current billing.
| Parcel Address | Low | RealAVM Estimate | High |
|---|---|---|---|
| 589 Osborne Court | $201,700 | $264,600 | $327,500 |
| 599 Osborne Court | $203,200 | $290,300 | $377,400 |
| 609 Osborne Court | $205,000 | $292,800 | $380,700 |
| 608 Osborne Court | $193,700 | $276,700 | $359,700 |
| 598 Osborne Court | $198,600 | $283,700 | $368,800 |
| 590 Osborne Court | $199,100 | $284,500 | $369,800 |
| Total — 6 Parcels | $1,201,300 | $1,692,600 | $2,183,900 |
RealAVM™ is a CoreLogic®-derived automated valuation and should not be used in lieu of an appraisal. Confidence scores ranged 27–49, below the 60–100 high-confidence range. The combined RealAVM estimate ($1,692,600) sits below the $2,600,000 asking price since AVMs weigh comparable sales rather than in-place income — the income approach (NOI / cap rate) is the more appropriate valuation method here. All data sourced from Clayton County records; buyers should verify independently.
Four residential leases closed within the immediate Riverdale / Clayton County submarket in the first half of 2026, providing a read on current rental demand. 600 Valley Hill Road SE sits on the same tax map section as the Osborne Court parcels, just around the corner. All four comps are 3-bedroom homes; the subject's units are 2-bedroom / 2-bath, so comparisons should be read directionally rather than unit-for-unit.
| Address | Type | Year Built | Sq Ft | Closed Rent | Closed Date |
|---|---|---|---|---|---|
| 600 Valley Hill Road SE, Riverdale | Triplex (3BR/2BA unit) | 1967 | 2,616 | $1,700 | 03/30/2026 |
| 902 Hunt Drive, Jonesboro | Single Family (3BR/2BA) | 2003 | 1,318 | $1,650 | 03/20/2026 |
| 7230 Mockingbird Trail, Riverdale | Single Family (3BR/2BA) | 1963 | 1,000 | $1,650 | 02/15/2026 |
| 7265 Mockingbird Trail, Riverdale | Single Family (3BR/2BA) | 1963 | 988 | $1,750 | 04/26/2026 |
Nearby 3-bedroom homes are leasing $1,650–$1,750/month with days-on-market as low as 2–13 days, indicating strong rental demand in the submarket. The subject portfolio's current average in-place rent of roughly $1,387/unit for 2BR/2BA units suggests room for rent growth as leases turn over, though unit size and bedroom count differ from the comps above. Comp data sourced from First Multiple Listing Service (FMLS) closed listings; buyers should independently verify current market rents.
This offering is being presented directly to a select group of private investors. It is not listed publicly and is not being marketed through social media or open consumer listing platforms.
Contact VE Elevate Real Estate Investments to confirm buyer qualification and interest.
Receive additional due diligence materials, including current leases, rent roll, and unit-level financials.
Schedule a private property tour of the Osborne Court portfolio.
Submit an offer for owner review.
This document is for informational purposes only and does not constitute an offer to sell securities or real property. All figures, including income, expenses, occupancy, and lease terms, are based on information provided by the seller and are not guaranteed. Tax, assessment, and valuation figures are sourced from Clayton County public records and third-party AVM data and are provided for reference only. Prospective buyers are responsible for conducting their own independent due diligence, including financial, physical, and legal review, prior to making any purchase decision.