2039 Raintree Pl · Redan, GA 30058

$241,000

4 bd · 3.0 ba · 2,038 sqft · SingleFamily public records · 17 Days on market

Built 1985 8,712 sqft lot $118/sqft · 15% below area Est $284k · 15% 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 +14.3/15.0
• Cash flow +11.0/30.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This super cute 5BR/3BA split foyer style home is located on a quiet cul-de-sac in the Raintree Estates subdivision off Marbut Road. Upstairs features a living room with fireplace, eat-in kitchen, three bedrooms and two full bath. Downstairs has two more bedrooms, a family room, and another full bath. Newer HVAC, roof, water heater. Home needs work, cash only Looking for cash offers. Most systems are less that 3 years old.

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Multi/split levels; Resale property
• Construction: Built in 1985; Brick construction; Composition roof; Slab foundation
• Exterior features: Deck; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 5 bedrooms (2 located on the lower level)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms (2 on the main level, 1 on the lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Roommate floor plan; Unfinished basement; Fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.6% below list).
• Recommended offer: $213k (11.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Redan Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 521 students, 100% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 444 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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.
• 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 17 days — a 2% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $100k; list at $241k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $213,029 (11.6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $283,636
• List price: $241,000
• Delta: -7.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2046 Lown Farm Trl	0.07mi	4/2.5	2,009 (-1%)	2mo	$232,500	$116	90
1882 Corners Cir	0.27mi	4/4.0	2,157 (+6%)	3mo	$236,000	$109	71
2241 Cody Ct	0.63mi	4/3.0	1,874 (-8%)	1mo	$288,000	$154	57
2218 Lowtrail Ct	0.50mi	3/3.0 (-1)	1,892 (-7%)	5mo	$188,000	$99	56
5990 Wellborn Trce	0.29mi	3/2.0 (-1)	1,771 (-13%)	1mo	$284,000	$160	55
2254 Annes Lake Cir	0.62mi	3/2.5 (-1)	2,135 (+5%)	2mo	$315,000	$148	55
2360 Annes Lake Cir	0.52mi	3/2.5 (-1)	2,180 (+7%)	5mo	$315,000	$144	53
6012 Happy Trails Ct	0.55mi	3/3.0 (-1)	1,852 (-9%)	3mo	$292,000	$158	51
5975 Great Oaks Dr	0.32mi	3/2.0 (-1)	1,750 (-14%)	3mo	$205,200	$117	50
5805 Marbut Rd	0.70mi	4/3.0	2,277 (+12%)	5mo	$275,000	$121	43
6315 Noreen Way	0.65mi	3/2.5 (-1)	2,250 (+10%)	4mo	$312,000	$139	41
5940 Fairfield Estates Dr	0.75mi	3/2.0 (-1)	1,793 (-12%)	3mo	$280,000	$156	34

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-49,201
• Equity at exit: $35,934

10-year hold

• IRR: -20.3%
• Equity multiple: 0.02×
• Total profit: $-65,845
• Equity at exit: $20,837

Cash invested: $67,480 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 444
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,264
• Tax from tax record: −$420 /mo · $5,034/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-101

Break-even live

Break-even rent $2,258

Max offer price $223,188

Occupancy floor 100%

Sensitivity live

Price	-10% $36	-5% $-33	+0% $-101	+5% $-169	+10% $-237
Rent	-10% $-269	-5% $-185	+0% $-101	+5% $-17	+10% $67
Rate	-1.0pp $21	-0.5pp $-40	base $-101	+0.5pp $-163	+1.0pp $-227

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: $60,250
• Closing costs: $7,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	5d	1	0.09mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	1d	1	0.09mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	7d	1	0.13mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	7d	1	0.26mi
1990 Lown Farm Ln Lithonia, GA	5.0	3.0	2614	$2,200	$0.84	26d	1	0.27mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	14d	1	0.30mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	1d	1	0.35mi
1957 Phillips Lake Blf Lithonia, GA	4.0	3.0	2380	$2,045	$0.86	7d	1	0.37mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	7d	1	0.42mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	26d	1	0.42mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	45d	1	0.48mi
5883 Poplin Ct Lithonia, GA	5.0	2.0	1708	$2,350	$1.38	45d	1	0.50mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	3d	1	0.52mi
2208 Marbut Farms Trce Lithonia, GA	3.0	2.5	1592	$1,770	$1.11	1d	1	0.53mi
5975 Wellborn Trl Lithonia, GA	3.0	2.0	2035	$2,011	$0.99	17d	1	0.57mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	26d	1	0.62mi
2207 Clayton Rdg Lithonia, GA	4.0	3.0	2175	$2,400	$1.10	45d	1	0.62mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.68mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	45d	1	0.68mi
5876 Old Wellborn Trce Lithonia, GA	4.0	3.0	2418	$2,200	$0.91	45d	1	0.69mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,860	$0.89	1d	1	0.69mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	45d	1	0.72mi
2280 Wellington Cir Lithonia, GA	3.0	2.0	1404	$1,750	$1.25	1d	1	0.76mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	45d	1	0.76mi
1903 Plainsboro Dr Lithonia, GA	3.0	2.5	1590	$2,100	$1.32	26d	1	0.77mi
1881 Plainsboro Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	18d	1	0.80mi
6360 Princeton Ridge Dr Unit 6360 Lithonia, GA	3.0	2.5	1539	$2,150	$1.40	45d	1	0.82mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	26d	1	0.82mi
1924 Dillon Dr Lithonia, GA	3.0	2.5	1617	$2,043	$1.26	45d	1	0.83mi
2354 Cragstone Ct Lithonia, GA	3.0	2.5	2320	$1,550	$0.67	24d	1	0.84mi
6514 Eastbriar Dr Lithonia, GA	3.0	2.0	1572	$1,915	$1.22	45d	1	0.85mi
6328 Scudders Dr Lithonia, GA	3.0	2.5	1580	$1,999	$1.27	7d	1	0.85mi
6469 Brenda Ann Dr Lithonia, GA	4.0	2.5	2290	$2,350	$1.03	45d	1	0.88mi
6456 Scudders Dr Lithonia, GA	3.0	2.5	1617	$2,100	$1.30	22d	1	0.89mi
1809 Edgehill Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	24d	1	0.90mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	45d	1	0.90mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	3d	1	0.91mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	20d	1	0.91mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	45d	1	0.92mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	18d	1	0.93mi

Listing history 18 events

1. 2026-06-21
   statusdays on market $241,000 Active 17 DOM
2. 2026-06-18
   days on market $241,000 Price Change 14 DOM
3. 2026-06-17
   pricestatusdays on market $241,000 Price Change 13 DOM
4. 2026-06-16
   days on market $253,600 New 12 DOM
5. 2026-06-15
   days on market $253,600 New 11 DOM
6. 2026-06-13
   days on market $253,600 New 9 DOM
7. 2026-06-09
   days on market $253,600 New 5 DOM
8. 2026-06-08
   days on market $253,600 New 4 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $253,600 New 3 DOM
10. 2026-05-01
    historical
11. 2025-08-05
    listed $262,000 New
12. 2020-05-12
    soldstatus $100,000
13. 2020-05-05
    soldstatus $99,950 Closed 429-char remark

    Show marketing remark (429 chars)

    This super cute 5BR/3BA split foyer style home is located on a quiet cul-de-sac in the Raintree Estates subdivision off Marbut Road. Upstairs features a living room with fireplace, eat-in kitchen, three bedrooms and two full bath. Downstairs has two more bedrooms, a family room, and another full bath. Newer HVAC, roof, water heater. Home needs work, cash only Looking for cash offers. Most systems are less that 3 years old.

14. 2020-04-22
    status Pending 429-char remark

    Show marketing remark (429 chars)

    This super cute 5BR/3BA split foyer style home is located on a quiet cul-de-sac in the Raintree Estates subdivision off Marbut Road. Upstairs features a living room with fireplace, eat-in kitchen, three bedrooms and two full bath. Downstairs has two more bedrooms, a family room, and another full bath. Newer HVAC, roof, water heater. Home needs work, cash only Looking for cash offers. Most systems are less that 3 years old.

15. 2020-04-14
    historical Active Under Contract 429-char remark

    Show marketing remark (429 chars)

    This super cute 5BR/3BA split foyer style home is located on a quiet cul-de-sac in the Raintree Estates subdivision off Marbut Road. Upstairs features a living room with fireplace, eat-in kitchen, three bedrooms and two full bath. Downstairs has two more bedrooms, a family room, and another full bath. Newer HVAC, roof, water heater. Home needs work, cash only Looking for cash offers. Most systems are less that 3 years old.

16. 2020-04-04
    listed $99,950 Active 429-char remark

    Show marketing remark (429 chars)

    This super cute 5BR/3BA split foyer style home is located on a quiet cul-de-sac in the Raintree Estates subdivision off Marbut Road. Upstairs features a living room with fireplace, eat-in kitchen, three bedrooms and two full bath. Downstairs has two more bedrooms, a family room, and another full bath. Newer HVAC, roof, water heater. Home needs work, cash only Looking for cash offers. Most systems are less that 3 years old.

17. 1990-11-08
    soldstatus $79,900
18. 1990-10-01
    soldstatus $84,000

ⓘ 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: $5,034 · $420/mo
• Projected year-2 tax: $5,034 · $420/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 26% 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: $25,563
• − Mortgage interest: −$13,500
• − Property taxes: −$5,034
• − Insurance: −$1,205
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$7,011
• Taxable loss: −$5,276
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $56/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

• Census place: Redan, GA
• County: Dekalb County · 782,738 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,614
• Household income: $61,684
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 3471.0

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% Hispanic / Latino 3% White 3% Two or more races 3%
• Common ancestry: Hispanic 0%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▼ -60.90%
• Current HPI: 224.0366
• Rent YoY: ▲ 1.18%
• 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

+186.9% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $241,000 GAMLS
• 2026-06-04 Listed $253,600 GAMLS
• 2026-05-01 Listing Removed — GAMLS
• 2025-08-05 Listed $262,000 GAMLS
• 2020-05-12 Sold (Public Records) $100,000 Public Records
• 2020-05-05 Sold (MLS) $99,950 FMLS
• 2020-04-22 Pending — FMLS
• 2020-04-14 Contingent — FMLS
• 2020-04-04 Listed $99,950 FMLS
• 1990-11-08 Sold (Public Records) $79,900 Public Records
• 1990-10-01 Sold (Public Records) $84,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,034 · +0.0% YoY. Source: county tax records.