4675 Galleon Xing Xing · Redan, GA 30035

$205,900

4 bd · 2.5 ba · 2,503 sqft · SingleFamily public records · 32 Days on market

Built 2003 0.29 ac lot $82/sqft · 34% below area Est $342k · 40% under

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Recommended offer: $200k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.4% in Redan — 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 64/100 on livability (#274 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 180 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 45% of the median local income ($67k/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.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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

• Climate carrying-cost: moderate wind risk, 24% 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 $199,723 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (median comp): $341,791
• List price: $205,900
• Delta: -39.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4491 Dorset Cir	0.26mi	4/2.5	2,600 (+4%)	1mo	$255,000	$98	80
2350 Marsh Rabbit Ln	0.39mi	4/2.5	2,460 (-2%)	1mo	$372,499	$151	78
4527 Dorset Dr	0.29mi	3/2.5 (-1)	2,426 (-3%)	4mo	$257,685	$106	73
2320 Highbank Ct	0.41mi	5/3.0 (+1)	2,540 (+2%)	2mo	$355,000	$140	70
4373 Buckingham Cir	0.42mi	4/2.5	2,336 (-7%)	4mo	$359,500	$154	66
4985 Galleon Xing	0.47mi	4/3.0	2,331 (-7%)	2mo	$297,900	$128	63
2065 Resting Creek Dr	0.62mi	4/2.5	2,404 (-4%)	5mo	$300,000	$125	60
2432 Stratford Ct	0.34mi	3/2.5 (-1)	2,188 (-13%)	1mo	$220,500	$101	57
2219 Riverbrook Rd	0.52mi	5/3.0 (+1)	2,326 (-7%)	0mo	$348,500	$150	57
4330 Wesley Meadows Dr	0.66mi	4/3.0	2,361 (-6%)	2mo	$340,000	$144	56
2394 Marsh Rabbit Ln	0.24mi	5/3.0 (+1)	2,872 (+15%)	5mo	$245,000	$85	53
4353 Langdon Dr	0.53mi	4/2.0	2,176 (-13%)	1mo	$339,900	$156	51

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-8,737
• Equity at exit: $30,700

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $10,535
• Equity at exit: $17,802

Cash invested: $57,652 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$332 /mo · $3,982/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $467

Break-even live

Break-even rent $1,895

Max offer price $205,900

Occupancy floor 76%

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: $51,475
• Closing costs: $6,177
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4520 Riverwood Cir Decatur, GA	4.0	3.5	3256	$2,850	$0.88	5d	1	0.26mi
5089 Galleon Xing Decatur, GA	4.0	2.5	2488	$2,460	$0.99	44d	1	0.58mi
2293 Waters Run Decatur, GA	4.0	2.5	2500	$2,195	$0.88	43d	1	0.59mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	0.60mi
Ramblewood Cir , GA	5.0	3.0	2187	$4,000	$1.83	43d	1	0.63mi
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	5d	1	0.70mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	43d	1	0.82mi
2319 Wingfoot Pl Decatur, GA	3.0	2.5	1840	$1,800	$0.98	43d	1	0.85mi
4203 Wesley Hall Ln Decatur, GA	4.0	3.0	2457	$2,461	$1.00	5d	1	0.86mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	20d	1	0.86mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	12d	1	0.92mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	43d	1	0.93mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	12d	1	0.94mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	5d	1	1.00mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	43d	1	1.06mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	43d	1	1.14mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	43d	1	1.27mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	5d	1	1.29mi
4111 Northstrand Dr Decatur, GA	3.0	3.0	2173	$2,031	$0.93	12d	1	1.29mi
4033 Emerald North Cir Decatur, GA	4.0	2.5	2000	$2,061	$1.03	16d	1	1.29mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	24d	1	1.35mi
2248 Emerald Springs Dr Decatur, GA	3.0	2.0	1918	$1,870	$0.97	43d	1	1.36mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	24d	1	1.40mi
4073 Cedar Ridge Trl Stone Mountain, GA	4.0	2.5	2100	$1,761	$0.84	43d	1	1.47mi

Listing history 29 events

1. 2026-04-17
   listed $205,900 Active 246-char remark

   Show marketing remark (246 chars)

   Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

2. 2023-01-15
   soldstatus $357,000 Closed 401-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

3. 2023-01-13
   soldstatus $357,000 Sold
4. 2023-01-13
   soldstatus $357,000
5. 2022-12-23
   status Pending 401-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

6. 2022-12-16
   historical Active Under Contract 401-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

7. 2022-12-16
   historical Active Under Contract

   Show marketing remark (401 chars)

   BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

8. 2022-12-07
   status Active 401-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

9. 2022-12-07
   status Back On Market

   Show marketing remark (401 chars)

   BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

10. 2022-12-07
    status Under Contract

    Show marketing remark (401 chars)

    BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

11. 2022-11-13
    status Pending 401-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

12. 2022-11-12
    historical Active Under Contract

    Show marketing remark (401 chars)

    BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

13. 2022-11-12
    historical Active Under Contract 401-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

14. 2022-11-02
    listed $355,000 Active 401-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

15. 2022-11-02
    listed $355,000 New

    Show marketing remark (401 chars)

    BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER..Location! Location! Location! very centralized, Beautiful, well kept. with upgrades throughout. Elegant Master bathroom fit for a queen, hardwood floors and tile on both floors. too many upgrades to name. Come see this opportunity of a life time. Priced way below market value. Perfect for a 1st time Home Buyer who is looking to buy into some equity.

16. 2017-11-07
    soldstatus $173,000
17. 2017-10-31
    soldstatus $173,000 Sold
18. 2017-10-31
    soldstatus $173,000 Sold
19. 2017-09-23
    status Pending
20. 2017-09-15
    status Under Contract
21. 2017-09-15
    historical Contingent - Due Diligence
22. 2017-09-14
    status Active
23. 2017-09-05
    status Back on Market
24. 2017-08-27
    status Under Contract
25. 2017-08-27
    historical Contingent - Due Diligence
26. 2017-08-26
    price $182,500
27. 2017-08-25
    price $182,500
28. 2017-06-30
    listed $185,000 New
29. 2017-06-30
    listed $185,000 Active

ⓘ 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: $3,982 · $332/mo
• Projected year-2 tax: $3,982 · $332/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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,843
• − Mortgage interest: −$11,534
• − Property taxes: −$3,982
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$5,990
• Taxable income: $2,534
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $5,000/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Redan

• Score: 64/100
• State rank: #274
• US rank: #14766

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 29,279
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (91%)
• Race & ethnicity: Black 91% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+11.3% since first listed

29 events — show timeline

• 2026-04-17 Listed $205,900 CGMLS
• 2023-01-15 Sold (MLS) $357,000 FMLS
• 2023-01-13 Sold (Public Records) $357,000 Public Records
• 2023-01-13 Sold (MLS) $357,000 GAMLS
• 2022-12-23 Pending — FMLS
• 2022-12-16 Contingent — FMLS
• 2022-12-16 Contingent — GAMLS
• 2022-12-07 Relisted — FMLS
• 2022-12-07 Relisted — GAMLS
• 2022-12-07 Pending — GAMLS
• 2022-11-13 Pending — FMLS
• 2022-11-12 Contingent — GAMLS
• 2022-11-12 Contingent — FMLS
• 2022-11-02 Listed $355,000 GAMLS
• 2022-11-02 Listed $355,000 FMLS
• 2017-11-07 Sold (Public Records) $173,000 Public Records
• 2017-10-31 Sold (MLS) $173,000 GAMLS
• 2017-10-31 Sold (MLS) $173,000 FMLS
• 2017-09-23 Pending — FMLS
• 2017-09-15 Pending — GAMLS
• 2017-09-15 Contingent — FMLS
• 2017-09-14 Relisted — FMLS
• 2017-09-05 Relisted — GAMLS
• 2017-08-27 Pending — GAMLS
• 2017-08-27 Contingent — FMLS
• 2017-08-26 Price Changed $182,500 GAMLS
• 2017-08-25 Price Changed $182,500 FMLS
• 2017-06-30 Listed $185,000 GAMLS
• 2017-06-30 Listed $185,000 FMLS

Property tax history

+3.9%/yr

Latest (2025): $3,982 · -8.3% YoY. Source: county tax records.