826 Greenhedge Way · Redan, GA 30088

$224,900

3 bd · 2.5 ba · 1,588 sqft · SingleFamily public records · 145 Days on market

Built 1984 0.29 ac lot $142/sqft · 8% below area Est $243k · 8% 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 +12.3/30.0
• ARV discount +10.9/15.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• 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

Traditional two-story home offering approximately 1,588 sq ft of living space with 3 bedrooms and 2.5 bathrooms. The interior features a family room with fireplace, separate dining area, eat-in kitchen, and convenient upper-level laundry room. An attached garage and driveway provide private parking, while the level lot of nearly 0.29 acres offers outdoor space for gardening and recreation. Central heating and air conditioning, public water and sewer, and reliable utility access complete this solid residential property in the Greenhedge Way community of Stone Mountain.

Key facts

• Attached garage
• Eat-in kitchen
• Private parking

Tags

• FAMILY ROOM WITH FIREPLACE
• SEPARATE DINING AREA
• EAT-IN KITCHEN
• UPPER-LEVEL LAUNDRY ROOM
• ATTACHED GARAGE
• PRIVATE PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-40 ($-484/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.0% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

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: Shadow Rock Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 489 students, 100% FRL); Redan Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 668 students, 100% FRL); Redan High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 951 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 9% at this address vs 24% district-wide (-14 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 (+3.7%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $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 145 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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, 26% 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 $197,912 (12.0% 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. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $243,478
• List price: $224,900
• 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
708 Greenhedge Dr	0.06mi	3/2.0	1,680 (+6%)	2mo	$150,000	$89	84
884 Forest Path	0.24mi	3/2.0	1,632 (+3%)	1mo	$225,000	$138	82
922 Fox Valley Ct	0.24mi	4/2.5 (+1)	1,678 (+6%)	2mo	$290,000	$173	72
5486 Fox Valley Ln	0.47mi	3/3.0	1,536 (-3%)	3mo	$140,000	$91	68
5233 Mccarter Sta	0.49mi	3/2.0	1,528 (-4%)	2mo	$220,000	$144	67
5242 Mccarter Sta	0.46mi	4/3.0 (+1)	1,640 (+3%)	3mo	$277,000	$169	64
5232 Mainstreet Park Dr	0.42mi	3/3.0	1,695 (+7%)	4mo	$259,000	$153	64
5208 Mainstreet Park Dr	0.48mi	3/2.0	1,482 (-7%)	2mo	$200,000	$135	63
1017 Forest West Ct	0.55mi	4/2.0 (+1)	1,626 (+2%)	4mo	$198,400	$122	60
870 Chapman Cir	0.54mi	3/2.0	1,432 (-10%)	2mo	$185,000	$129	55
629 Waterview Ct	0.73mi	4/2.5 (+1)	1,542 (-3%)	2mo	$229,000	$149	55
960 Stone Mountain Lithonia Rd	0.37mi	3/1.0	1,795 (+13%)	2mo	$134,000	$75	53

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-37,481
• Equity at exit: $33,533

10-year hold

• IRR: -7.1%
• Equity multiple: 0.53×
• Total profit: $-29,577
• Equity at exit: $19,445

Cash invested: $62,972 (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: 220
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$348 /mo · $4,173/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-40

Break-even live

Break-even rent $2,052

Max offer price $217,777

Occupancy floor 97%

Sensitivity live

Price	-10% $87	-5% $23	+0% $-40	+5% $-104	+10% $-168
Rent	-10% $-198	-5% $-119	+0% $-40	+5% $39	+10% $118
Rate	-1.0pp $73	-0.5pp $17	base $-40	+0.5pp $-99	+1.0pp $-158

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	45d	1	0.23mi
782 Fox Valley Dr Stone Mountain, GA	4.0	2.0	1964	$2,000	$1.02	26d	1	0.34mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	21d	1	0.44mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	14d	1	0.61mi
1078 Forest Path Stone Mountain, GA	4.0	2.5	1554	$1,845	$1.19	45d	1	0.61mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	18d	1	0.82mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	26d	1	0.83mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	18d	1	0.85mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	45d	1	0.85mi
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	3d	1	0.85mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	14d	1	0.87mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	45d	1	0.89mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	7d	1	0.90mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	6d	1	0.91mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	17d	1	0.93mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	45d	1	0.94mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,550	$1.20	1d	1	0.95mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	26d	1	1.06mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	13d	1	1.08mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	14d	1	1.21mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	1d	1	1.23mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	24d	1	1.25mi
4980 Fairforest Dr Stone Mountain, GA	3.0	2.0	2181	$2,075	$0.95	14d	1	1.26mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	45d	1	1.27mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	45d	1	1.27mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	45d	1	1.28mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	14d	1	1.33mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,738	$1.34	1d	1	1.34mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	7d	1	1.34mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	3d	1	1.35mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	4d	1	1.35mi
5799 Redan Rd Stone Mountain, GA	3.0	2.0	1546	$1,490	$0.96	26d	1	1.36mi
1401 Panola Rd Stone Mountain, GA	4.0	4.5	2000	$2,975	$1.49	45d	1	1.36mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	26d	1	1.37mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	45d	1	1.38mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	45d	1	1.40mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	7d	1	1.41mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	45d	1	1.41mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	7d	1	1.42mi
5118 Rocky Gln Stone Mountain, GA	4.0	2.0	1932	$2,100	$1.09	45d	1	1.45mi

Listing history 19 events

1. 2026-06-03
   days on market $224,900 Active 145 DOM
2. 2026-06-02
   days on market $224,900 Active 144 DOM
3. 2026-06-01
   days on market $224,900 Active 143 DOM
4. 2026-05-31
   days on market $224,900 Active 142 DOM
5. 2026-04-17
   price $224,900 574-char remark

   Show marketing remark (574 chars)

   Traditional two-story home offering approximately 1,588 sq ft of living space with 3 bedrooms and 2.5 bathrooms. The interior features a family room with fireplace, separate dining area, eat-in kitchen, and convenient upper-level laundry room. An attached garage and driveway provide private parking, while the level lot of nearly 0.29 acres offers outdoor space for gardening and recreation. Central heating and air conditioning, public water and sewer, and reliable utility access complete this solid residential property in the Greenhedge Way community of Stone Mountain.

6. 2026-01-30
   price $229,900 574-char remark

   Show marketing remark (574 chars)

   Traditional two-story home offering approximately 1,588 sq ft of living space with 3 bedrooms and 2.5 bathrooms. The interior features a family room with fireplace, separate dining area, eat-in kitchen, and convenient upper-level laundry room. An attached garage and driveway provide private parking, while the level lot of nearly 0.29 acres offers outdoor space for gardening and recreation. Central heating and air conditioning, public water and sewer, and reliable utility access complete this solid residential property in the Greenhedge Way community of Stone Mountain.

7. 2026-01-09
   listed $234,900 New 574-char remark

   Show marketing remark (574 chars)

   Traditional two-story home offering approximately 1,588 sq ft of living space with 3 bedrooms and 2.5 bathrooms. The interior features a family room with fireplace, separate dining area, eat-in kitchen, and convenient upper-level laundry room. An attached garage and driveway provide private parking, while the level lot of nearly 0.29 acres offers outdoor space for gardening and recreation. Central heating and air conditioning, public water and sewer, and reliable utility access complete this solid residential property in the Greenhedge Way community of Stone Mountain.

8. 2022-01-05
   soldstatus $7,435,817
9. 2018-07-09
   soldstatus $467,800
10. 2011-04-19
    historical 183-char remark

    Show marketing remark (183 chars)

    AMAZING FORECLOSURE OPPORTUNITY! 4 BEDROOM 2.5 BA HOME OPEN KITCHEN W/STAINED CABINETS. SEPARATE LIVING AND DINING ROOMS. FRONT PORCH AND MUCH MORE. SOLD AS IS NO SELLER'S DISCLOSURE.

11. 2011-04-15
    soldstatus $28,100 Sold 183-char remark

    Show marketing remark (183 chars)

    AMAZING FORECLOSURE OPPORTUNITY! 4 BEDROOM 2.5 BA HOME OPEN KITCHEN W/STAINED CABINETS. SEPARATE LIVING AND DINING ROOMS. FRONT PORCH AND MUCH MORE. SOLD AS IS NO SELLER'S DISCLOSURE.

12. 2011-02-25
    status Pending 183-char remark

    Show marketing remark (183 chars)

    AMAZING FORECLOSURE OPPORTUNITY! 4 BEDROOM 2.5 BA HOME OPEN KITCHEN W/STAINED CABINETS. SEPARATE LIVING AND DINING ROOMS. FRONT PORCH AND MUCH MORE. SOLD AS IS NO SELLER'S DISCLOSURE.

13. 2011-02-19
    price $29,900 Reduced
14. 2011-02-18
    price $29,900 183-char remark

    Show marketing remark (183 chars)

    AMAZING FORECLOSURE OPPORTUNITY! 4 BEDROOM 2.5 BA HOME OPEN KITCHEN W/STAINED CABINETS. SEPARATE LIVING AND DINING ROOMS. FRONT PORCH AND MUCH MORE. SOLD AS IS NO SELLER'S DISCLOSURE.

15. 2011-01-21
    listed $39,900 Active 183-char remark

    Show marketing remark (183 chars)

    AMAZING FORECLOSURE OPPORTUNITY! 4 BEDROOM 2.5 BA HOME OPEN KITCHEN W/STAINED CABINETS. SEPARATE LIVING AND DINING ROOMS. FRONT PORCH AND MUCH MORE. SOLD AS IS NO SELLER'S DISCLOSURE.

16. 2004-10-29
    soldstatus $118,000
17. 1993-10-27
    soldstatus $83,200
18. 1990-08-07
    soldstatus $83,900
19. 1985-09-19
    soldstatus $79,000

ⓘ 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: $4,173 · $348/mo
• Projected year-2 tax: $4,173 · $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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $24,009
• − Mortgage interest: −$12,598
• − Property taxes: −$4,173
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$6,543
• Taxable loss: −$4,271
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $541/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

+184.7% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $224,900 GAMLS
• 2026-01-30 Price Changed $229,900 GAMLS
• 2026-01-09 Listed $234,900 GAMLS
• 2022-01-05 Sold (Public Records) $7,435,817 Public Records
• 2018-07-09 Sold (Public Records) $467,800 Public Records
• 2011-04-19 Listing Removed — FMLS
• 2011-04-15 Sold (MLS) $28,100 FMLS
• 2011-02-25 Pending — FMLS
• 2011-02-19 Price Changed $29,900 GAMLS
• 2011-02-18 Price Changed $29,900 FMLS
• 2011-01-21 Listed $39,900 FMLS
• 2004-10-29 Sold (Public Records) $118,000 Public Records
• 1993-10-27 Sold (Public Records) $83,200 Public Records
• 1990-08-07 Sold (Public Records) $83,900 Public Records
• 1985-09-19 Sold (Public Records) $79,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,173 · +0.1% YoY. Source: county tax records.