2292 Wilkins Cv · Redan, GA 30035

$269,900

5 bd · 3.0 ba · 2,092 sqft · SingleFamily public records · 40 Days on market

Built 1989 7,405 sqft lot $129/sqft · 5% below area Est $285k · 5% 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).

• Cash flow +17.3/30.0
• ARV discount +9.9/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• 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

This move-in ready five-bedroom, two-bathroom home is located in the desirable Wilkins Cove community. The interior features a traditional layout that offers a classic and functional flow. The heart of the home is the kitchen, which is finished with a mix of black and stainless-steel appliances and durable granite countertops. Designed for versatile living, this residence includes a finished basement, highlighted by a cozy fireplace that serves as the centerpiece of the living area providing additional space to accommodate a variety of lifestyles. Step outside to find a private, fully fenced yard situated on a quiet cul-de-sac, offering a secure space for outdoor entertaining. The location is a standout, providing easy access to local shopping and dining options. Ideally situated for commuters, you are just 20 minutes from Downtown and 25 minutes from Hartsfield International Airport. Schedule your private showing today!

Key facts

• Quiet cul-de-sac
• Finished basement
• Cozy fireplace

Tags

• FINISHED BASEMENT
• COZY FIREPLACE
• PRIVATE FULLY FENCED YARD
• QUIET CUL-DE-SAC
• EASY ACCESS TO LOCAL SHOPPING
• EASY ACCESS TO DINING OPTIONS

Property features AI

Finance

• HOA & community: Community has street lights

Exterior

• Parking: Driveway; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electric service (other); Underground utilities
• Home design: Multi/split level layout; Entry foyer
• Construction: Frame and concrete construction; Composition roof; Slab foundation; Resale condition
• Exterior features: Backyard fencing; Patio; Asphalt road frontage; City street frontage; Street lights in the community

Interior

• Kitchen: Stained cabinets; Eat-in kitchen; Laminate countertops; Range hood
• Bedrooms: Three main-level bedrooms; Two lower-level bedrooms; Master suite on the main level
• Flooring: Hardwood; Carpet; Laminate; Vinyl
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closets; High ceilings (9 ft) on main and lower levels; Entrance foyer; High-speed internet; Factory-built fireplace in the family room
• Laundry & utility: Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (2.7% below list).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.3% 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.
• Zoned schools: Flat Rock Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 996 students, 100% FRL); Miller Grove Middle School (math 8% / reading 18%, grade F, #410 of 470 statewide, top 87%, 722 students, 100% FRL); Miller Grove High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 1,188 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 8% at this address vs 24% district-wide (-16 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 flat; 187 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,627/mo this rent would consume 47% of the median local household income ($67k/yr) (locally 1304% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 40 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $124k; list at $270k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $285,289
• List price: $269,900
• Delta: -5.39%
• 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
2333 Wilkins Cv	0.10mi	5/3.0	2,200 (+5%)	8mo	$270,000	$123	80
2382 Miller Oaks Cir	0.32mi	4/2.0 (-1)	2,128 (+2%)	1mo	$250,000	$117	72
4932 Wilkins Station Dr	0.16mi	4/3.0 (-1)	1,970 (-6%)	11mo	$266,000	$135	69
4832 Hidden Creek Pl	0.11mi	5/2.5	1,916 (-8%)	13mo	$285,000	$149	68
2372 Miller Oaks	0.30mi	4/2.5 (-1)	2,094 (+0%)	17mo	$313,000	$149	65
2295 Creekview Trl	0.10mi	4/2.5 (-1)	1,916 (-8%)	13mo	$280,000	$146	63
2232 Ramblewood Cir NE	0.21mi	4/3.0 (-1)	2,250 (+8%)	13mo	$260,000	$116	62
2422 Miller Oaks Cir	0.37mi	4/2.5 (-1)	2,121 (+1%)	15mo	$306,500	$145	61
4902 Hidden Creek Pl	0.22mi	5/2.0	1,916 (-8%)	14mo	$285,000	$149	60
2450 Northmill Ln	0.38mi	4/2.5 (-1)	2,046 (-2%)	15mo	$196,000	$96	59
2133 Creekview Trl	0.30mi	4/3.5 (-1)	1,838 (-12%)	11mo	$325,000	$177	49
2065 Resting Creek Dr	0.70mi	4/2.5 (-1)	2,404 (+15%)	5mo	$300,000	$125	31

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-36,535
• Equity at exit: $40,243

10-year hold

• IRR: -8.7%
• Equity multiple: 0.51×
• Total profit: $-36,989
• Equity at exit: $23,336

Cash invested: $75,572 (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: 187
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$348 /mo · $4,180/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $199

Break-even live

Break-even rent $2,375

Max offer price $269,900

Occupancy floor 87%

Sensitivity live

Price	-10% $352	-5% $275	+0% $199	+5% $122	+10% $46
Rent	-10% $-9	-5% $95	+0% $199	+5% $303	+10% $406
Rate	-1.0pp $335	-0.5pp $268	base $199	+0.5pp $129	+1.0pp $58

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	7d	1	0.11mi
Ramblewood Cir , GA	5.0	3.0	2187	$4,000	$1.83	45d	1	0.17mi
4926 Windsor Downs Ln Decatur, GA	4.0	3.5	1675	$1,000	$0.60	1d	1	0.31mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	45d	1	0.37mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	7d	1	0.38mi
2293 Waters Run Decatur, GA	4.0	2.5	2500	$2,195	$0.88	45d	1	0.40mi
5089 Galleon Xing Decatur, GA	4.0	2.5	2488	$2,460	$0.99	46d	1	0.59mi
5179 Scarbrough Trl W Stone Mountain, GA	4.0	3.0	1700	$1,650	$0.97	1d	1	0.81mi
2003 Clearstream Overlook Stone Mountain, GA	4.0	3.0	3000	$4,950	$1.65	19d	1	0.90mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	45d	1	0.93mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	45d	1	0.93mi
5368 Olde St Stone Mountain, GA	5.0	3.0	1988	$2,195	$1.10	24d	1	1.17mi
2079 Panola Way Ct Lithonia, GA	4.0	3.0	1971	$1,850	$0.94	26d	1	1.29mi
4939 Clubgreen Smt Stone Mountain, GA	4.0	2.5	2156	$2,139	$0.99	45d	1	1.37mi

Listing history 26 events

1. 2026-06-21
   days on market $269,900 Active 40 DOM
2. 2026-06-18
   days on market $269,900 Active 37 DOM
3. 2026-06-17
   days on market $269,900 Active 36 DOM
4. 2026-06-16
   days on market $269,900 Active 35 DOM
5. 2026-06-15
   days on market $269,900 Active 34 DOM
6. 2026-06-13
   days on market $269,900 Active 32 DOM
7. 2026-06-09
   days on market $269,900 Active 28 DOM
8. 2026-06-08
   days on market $269,900 Active 27 DOM
9. 2026-06-07
   days on market $269,900 Active 26 DOM
10. 2026-06-04
    days on market $269,900 Active 23 DOM
11. 2026-06-03
    days on market $269,900 Active 22 DOM
12. 2026-06-02
    days on market $269,900 Active 21 DOM
13. 2026-06-01
    days on market $269,900 Active 20 DOM
14. 2026-05-31
    days on market $269,900 Active 19 DOM
15. 2026-05-12
    listed $269,900 Active 934-char remark

    Show marketing remark (934 chars)

    This move-in ready five-bedroom, two-bathroom home is located in the desirable Wilkins Cove community. The interior features a traditional layout that offers a classic and functional flow. The heart of the home is the kitchen, which is finished with a mix of black and stainless-steel appliances and durable granite countertops. Designed for versatile living, this residence includes a finished basement, highlighted by a cozy fireplace that serves as the centerpiece of the living area providing additional space to accommodate a variety of lifestyles. Step outside to find a private, fully fenced yard situated on a quiet cul-de-sac, offering a secure space for outdoor entertaining. The location is a standout, providing easy access to local shopping and dining options. Ideally situated for commuters, you are just 20 minutes from Downtown and 25 minutes from Hartsfield International Airport. Schedule your private showing today!

16. 2026-05-12
    listed $269,900 New 934-char remark

    Show marketing remark (934 chars)

    This move-in ready five-bedroom, two-bathroom home is located in the desirable Wilkins Cove community. The interior features a traditional layout that offers a classic and functional flow. The heart of the home is the kitchen, which is finished with a mix of black and stainless-steel appliances and durable granite countertops. Designed for versatile living, this residence includes a finished basement, highlighted by a cozy fireplace that serves as the centerpiece of the living area providing additional space to accommodate a variety of lifestyles. Step outside to find a private, fully fenced yard situated on a quiet cul-de-sac, offering a secure space for outdoor entertaining. The location is a standout, providing easy access to local shopping and dining options. Ideally situated for commuters, you are just 20 minutes from Downtown and 25 minutes from Hartsfield International Airport. Schedule your private showing today!

17. 2020-01-09
    soldstatus $123,800
18. 2011-02-22
    soldstatus $78,500
19. 2010-11-04
    historical

    Show marketing remark (173 chars)

    TRADITIONAL SPLIT FOYER 4BD 3BTH HOME. EAT IN KITCHEN. BANK OWNED SOLD AS IS NO DISCLOSURE. ALL OFFERS MUST ACCOMPANY PROOF OF FUNDS. SELLERS ATTORNEY TO HOLD EARNEST MONEY.

20. 2010-10-14
    soldstatus $36,250 Sold

    Show marketing remark (173 chars)

    TRADITIONAL SPLIT FOYER 4BD 3BTH HOME. EAT IN KITCHEN. BANK OWNED SOLD AS IS NO DISCLOSURE. ALL OFFERS MUST ACCOMPANY PROOF OF FUNDS. SELLERS ATTORNEY TO HOLD EARNEST MONEY.

21. 2010-09-24
    status Pending

    Show marketing remark (173 chars)

    TRADITIONAL SPLIT FOYER 4BD 3BTH HOME. EAT IN KITCHEN. BANK OWNED SOLD AS IS NO DISCLOSURE. ALL OFFERS MUST ACCOMPANY PROOF OF FUNDS. SELLERS ATTORNEY TO HOLD EARNEST MONEY.

22. 2010-09-02
    listed $39,999 Active

    Show marketing remark (173 chars)

    TRADITIONAL SPLIT FOYER 4BD 3BTH HOME. EAT IN KITCHEN. BANK OWNED SOLD AS IS NO DISCLOSURE. ALL OFFERS MUST ACCOMPANY PROOF OF FUNDS. SELLERS ATTORNEY TO HOLD EARNEST MONEY.

23. 2008-05-27
    soldstatus $64,000
24. 2008-03-21
    listed $79,900
25. 2004-06-09
    soldstatus $106,000
26. 1989-12-26
    soldstatus $75,000

ⓘ 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: $4,180 · $348/mo
• Projected year-2 tax: $4,180 · $348/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 5/10 Major 7 d/yr ≥105°F today · 18 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: $31,520
• − Mortgage interest: −$15,119
• − Property taxes: −$4,180
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$7,852
• Taxable loss: −$2,023
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $2,872/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

+259.9% since first listed

12 events — show timeline

• 2026-05-12 Listed $269,900 FMLS
• 2026-05-12 Listed $269,900 GAMLS
• 2020-01-09 Sold (Public Records) $123,800 Public Records
• 2011-02-22 Sold (Public Records) $78,500 Public Records
• 2010-11-04 Listing Removed — FMLS
• 2010-10-14 Sold (MLS) $36,250 FMLS
• 2010-09-24 Pending — FMLS
• 2010-09-02 Listed $39,999 FMLS
• 2008-05-27 Sold (MLS) $64,000 FMLS
• 2008-03-21 Listed $79,900 FMLS
• 2004-06-09 Sold (Public Records) $106,000 Public Records
• 1989-12-26 Sold (Public Records) $75,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,180 · -16.1% YoY. Source: county tax records.