5452 Forest Path Ct · Redan, GA 30088

$194,000

3 bd · 2.5 ba · 1,568 sqft · SingleFamily public records · 126 Days on market

Built 1981 10,018 sqft lot $124/sqft · 18% below area Est $238k · 18% under

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

Key facts

• Accessible location
• Quiet cul-de-sac
• Private backyard

Tags

• QUIET CUL-DE-SAC
• PRIVATE BACKYARD
• ESTABLISHED NEIGHBORHOOD
• NO HOA
• ACCESSIBLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 rising (+3.7%/yr); 215 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% of the median local income ($70k/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 126 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (median comp): $237,694
• List price: $194,000
• Delta: -18.38%
• 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
5486 Fox Valley Ln	0.22mi	3/3.0	1,536 (-2%)	3mo	$140,000	$91	81
1017 Forest West Ct	0.13mi	4/2.0 (+1)	1,626 (+4%)	4mo	$198,400	$122	78
884 Forest Path	0.44mi	3/2.0	1,632 (+4%)	0mo	$225,000	$138	70
5435 Brandon Ct	0.25mi	3/2.0	1,424 (-9%)	4mo	$180,000	$126	68
870 Chapman Cir	0.36mi	3/2.0	1,432 (-9%)	2mo	$185,000	$129	66
5233 Mccarter Sta	0.61mi	3/2.0	1,528 (-3%)	2mo	$220,000	$144	63
922 Fox Valley Ct	0.41mi	4/2.5 (+1)	1,678 (+7%)	2mo	$290,000	$173	62
5242 Mccarter Sta	0.62mi	4/3.0 (+1)	1,640 (+5%)	3mo	$277,000	$169	54
708 Greenhedge Dr	0.69mi	3/2.0	1,680 (+7%)	2mo	$150,000	$89	52
5208 Mainstreet Park Dr	0.74mi	3/2.0	1,482 (-6%)	2mo	$200,000	$135	52
1144 Redan Trce	0.36mi	4/2.5 (+1)	1,795 (+14%)	3mo	$205,000	$114	52
960 Stone Mountain Lithonia Rd	0.44mi	3/1.0	1,795 (+14%)	2mo	$134,000	$75	48

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-22,685
• Equity at exit: $28,926

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,189
• Equity at exit: $16,774

Cash invested: $54,320 (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 30088

• Rents YoY: 3.7%
• Active inventory: 215
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$323 /mo · $3,875/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $114

Break-even live

Break-even rent $1,799

Max offer price $194,000

Occupancy floor 89%

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1078 Forest Path Stone Mountain, GA	4.0	2.5	1554	$1,845	$1.19	43d	1	0.07mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	19d	1	0.22mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	24d	1	0.28mi
782 Fox Valley Dr Stone Mountain, GA	4.0	2.0	1964	$2,000	$1.02	24d	1	0.30mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	43d	1	0.34mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	16d	1	0.34mi
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	1d	1	0.40mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	1d	1	0.51mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	24d	1	0.67mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	22d	1	0.71mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	16d	1	0.72mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	43d	1	0.73mi
1401 Panola Rd Stone Mountain, GA	4.0	4.5	2000	$2,975	$1.49	43d	1	0.74mi
5799 Redan Rd Stone Mountain, GA	3.0	2.0	1546	$1,490	$0.96	24d	1	0.76mi
5118 Rocky Gln Stone Mountain, GA	4.0	2.0	1932	$2,100	$1.09	43d	1	1.05mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	1d	1	1.08mi
1487 Saint Dunstans Rd Lithonia, GA	3.0	2.5	1650	$2,023	$1.23	5d	1	1.10mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	43d	1	1.10mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,773	$1.37	24d	1	1.11mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	12d	1	1.12mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	12d	1	1.13mi
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,675	$1.22	5d	1	1.18mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	5d	1	1.19mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	5d	1	1.19mi
1610 Burnstone Dr Stone Mountain, GA	3.0	2.0	1370	$1,850	$1.35	43d	1	1.25mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	12d	1	1.30mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	3d	1	1.30mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	5d	1	1.33mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$2,369	$1.12	1d	97	1.38mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	43d	1	1.40mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	1.43mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	43d	1	1.43mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	1.43mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,731	$1.61	22d	1	1.44mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	1.44mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	15d	1	1.46mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	12d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $194,000 Active 126 DOM
2. 2026-06-17
   days on market $194,000 Active 125 DOM
3. 2026-06-16
   days on market $194,000 Active 124 DOM
4. 2026-06-15
   days on market $194,000 Active 123 DOM
5. 2026-06-13
   pricedays on market $194,000 Active 121 DOM
6. 2026-06-09
   days on market $198,000 Active 117 DOM
7. 2026-06-08
   days on market $198,000 Active 116 DOM
8. 2026-06-07
   days on market $198,000 Active 115 DOM
9. 2026-06-04
   days on market $198,000 Active 112 DOM
10. 2026-06-03
    days on market $198,000 Active 111 DOM
11. 2026-06-02
    days on market $198,000 Active 110 DOM
12. 2026-06-01
    days on market $198,000 Active 109 DOM
13. 2026-05-31
    days on market $198,000 Active 108 DOM
14. 2026-05-15
    price $198,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

15. 2026-05-15
    price $198,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

16. 2026-04-10
    price $200,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

17. 2026-04-10
    price $200,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

18. 2026-03-20
    price $211,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

19. 2026-03-20
    price $211,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

20. 2026-02-12
    listed $215,000 New 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

21. 2026-02-12
    listed $215,000 Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well-situated home tucked away on a quiet cul-de-sac in an established Stone Mountain neighborhood with no HOA. The layout offers comfortable living with a functional flow between the main living areas, creating an inviting space for everyday use and entertaining. The bedrooms provide flexibility for guests, home office needs, or additional living space. Enjoy a private backyard setting that offers room to relax, garden, or personalize your outdoor space. Conveniently located near shopping, dining, and major roadways, this home presents a great opportunity for buyers seeking accessibility and long-term value in DeKalb County.

22. 2021-08-05
    soldstatus $3,366,303
23. 1994-03-02
    soldstatus $115,000
24. 1985-09-01
    soldstatus $64,900
25. 1984-05-22
    soldstatus $67,000
26. 1981-12-07
    soldstatus $60,300

ⓘ 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: $3,875 · $323/mo
• Projected year-2 tax: $3,875 · $323/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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,316
• − Mortgage interest: −$10,867
• − Property taxes: −$3,875
• − Insurance: −$970
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,644
• Taxable loss: −$1,770
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,792/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): 29,240
• Household income: $70,325
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1106.0

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 (84%)
• Race & ethnicity: Black 84% White 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Swedish 1% Russian 1%
• Foreign-born: 11% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -169.92%
• Current HPI: 206.5421
• Rent YoY: ▲ 3.72%
• 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

+228.4% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $198,000 GAMLS
• 2026-05-15 Price Changed $198,000 FMLS
• 2026-04-10 Price Changed $200,000 FMLS
• 2026-04-10 Price Changed $200,000 GAMLS
• 2026-03-20 Price Changed $211,000 GAMLS
• 2026-03-20 Price Changed $211,000 FMLS
• 2026-02-12 Listed $215,000 FMLS
• 2026-02-12 Listed $215,000 GAMLS
• 2021-08-05 Sold (Public Records) $3,366,303 Public Records
• 1994-03-02 Sold (Public Records) $115,000 Public Records
• 1985-09-01 Sold (Public Records) $64,900 Public Records
• 1984-05-22 Sold (Public Records) $67,000 Public Records
• 1981-12-07 Sold (Public Records) $60,300 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,875 · -14.5% YoY. Source: county tax records.