5073 Martins Crossing Rd · Redan, GA 30088

$172,400

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 179 Days on market

Built 1977 6,098 sqft lot $134/sqft · 32% below area Est $255k · 32% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• 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

**Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

Key facts

• 6,098 sq ft lot
• Built 1977
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $59 ($709/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.4% in Redan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 179 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $42k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $254,892
• List price: $172,400
• Delta: -32.36%
• 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
811 Longfellow Ct	0.06mi	3/1.5	1,274 (-1%)	2mo	$195,000	$153	92
708 Martin Rd	0.34mi	3/2.0	1,344 (+4%)	1mo	$218,000	$162	76
5224 Mccarter Sta	0.56mi	3/2.0	1,308 (+2%)	1mo	$220,400	$169	70
677 Tarkington Rd S	0.50mi	3/2.0	1,368 (+6%)	1mo	$279,000	$204	66
5119 Fairforest Dr	0.55mi	3/2.0	1,344 (+4%)	3mo	$203,500	$151	65
865 Oakhill Ct	0.56mi	3/2.0	1,357 (+5%)	3mo	$250,000	$184	62
4912 Bayside Ct	0.59mi	3/2.0	1,218 (-5%)	4mo	$240,000	$197	60
1060 S Millard Way	0.71mi	3/2.0	1,340 (+4%)	2mo	$160,000	$119	58
5426 Martins Crossing Rd	0.44mi	3/2.0	1,120 (-13%)	1mo	$185,000	$165	57
582 Martin Rd	0.64mi	3/2.0	1,100 (-15%)	1mo	$227,000	$206	45
5122 Martindale Ln	0.69mi	3/2.0	1,460 (+13%)	1mo	$162,000	$111	45
610 Martin Rd	0.59mi	3/2.0	1,477 (+15%)	4mo	$149,900	$101	44

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-22,797
• Equity at exit: $25,705

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-9,284
• Equity at exit: $14,906

Cash invested: $48,272 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$904
• Tax from tax record: −$343 /mo · $4,112/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $59

Break-even live

Break-even rent $1,669

Max offer price $172,400

Occupancy floor 92%

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: $43,100
• Closing costs: $5,172
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	4d	1	0.08mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	12d	1	0.13mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	12d	1	0.34mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	12d	1	0.37mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	0.42mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	43d	1	0.53mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	43d	1	0.54mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	43d	1	0.55mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	43d	1	0.55mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	22d	1	0.61mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	1d	1	0.73mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	16d	1	0.73mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	5d	1	0.82mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,731	$1.61	22d	1	0.93mi
1163 Mainstreet Valley Dr Stone Mountain, GA	3.0	2.0	1024	$1,476	$1.44	24d	1	0.96mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	5d	1	0.98mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	43d	1	0.99mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	12d	1	1.05mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	43d	1	1.07mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,773	$1.37	24d	1	1.09mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	5d	1	1.15mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	1d	1	1.15mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	19d	1	1.17mi
1078 Forest Path Stone Mountain, GA	4.0	2.5	1554	$1,845	$1.19	43d	1	1.18mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	11d	1	1.20mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	16d	1	1.21mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	43d	1	1.21mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	16d	1	1.22mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	24d	1	1.25mi
1247 Adcox Rd Stone Mountain, GA	1.0–2.0	1.0–2.0	919	$1,259	$1.37	1d	10	1.31mi
478 Prince of Wales Stone Mountain, GA	2.0	2.0	1064	$1,475	$1.39	43d	1	1.35mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	16d	1	1.36mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	22d	1	1.37mi
5290 Stonebush Ter Unit A Stone Mountain, GA	2.0	2.5	1200	$1,450	$1.21	18d	1	1.41mi
887 Ellis Rd Stone Mountain, GA	3.0	2.0	1778	$1,923	$1.08	24d	1	1.47mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	22d	1	1.48mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $172,400 Active 179 DOM
2. 2026-06-17
   days on market $172,400 Active 178 DOM
3. 2026-06-16
   days on market $172,400 Active 177 DOM
4. 2026-06-15
   days on market $172,400 Active 176 DOM
5. 2026-06-13
   days on market $172,400 Active 174 DOM
6. 2026-06-09
   days on market $172,400 Active 170 DOM
7. 2026-06-08
   days on market $172,400 Active 169 DOM
8. 2026-06-07
   days on market $172,400 Active 168 DOM
9. 2026-06-04
   days on market $172,400 Active 165 DOM
10. 2026-06-03
    days on market $172,400 Active 164 DOM
11. 2026-06-02
    days on market $172,400 Active 163 DOM
12. 2026-06-01
    days on market $172,400 Active 162 DOM
13. 2026-05-31
    days on market $172,400 Active 161 DOM
14. 2026-05-08
    price $172,400 453-char remark

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

15. 2026-02-21
    status Back On Market 453-char remark

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

16. 2026-02-13
    status Under Contract 453-char remark

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

17. 2026-02-13
    status Back On Market 453-char remark

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

18. 2026-02-06
    historical 453-char remark

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

19. 2025-11-30
    historical
20. 2025-10-06
    price $184,900
21. 2025-09-09
    price $189,900
22. 2025-07-11
    price $192,500
23. 2025-05-12
    price $195,000
24. 2025-04-21
    price $205,000
25. 2025-03-04
    listed $179,900 New 453-char remark

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

26. 2025-03-04
    listed $214,900 New

    Show marketing remark (453 chars)

    **Exciting New Listing in Stone Mountain!** Discover your dream home! This charming one-level residence boasts 3 bedrooms and 2 bathrooms, perfectly situated on a spacious, level lot. Enjoy unbeatable convenience, with local grocery stores just a short 10-minute drive away. The inviting open layout enhances both comfort and style, making this home ideal for entertaining and relaxation. DonCOt miss the opportunity to make this amazing property yours!

27. 2022-01-05
    soldstatus $15,787,288
28. 2013-06-13
    soldstatus $1,383,500
29. 1992-12-15
    soldstatus $54,900
30. 1985-09-02
    soldstatus $58,700

ⓘ 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: $4,112 · $343/mo
• Projected year-2 tax: $4,112 · $343/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 · 17 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: $20,927
• − Mortgage interest: −$9,657
• − Property taxes: −$4,112
• − Insurance: −$862
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,015
• Taxable loss: −$2,068
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,205/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

+193.7% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $172,400 GAMLS
• 2026-02-21 Relisted — GAMLS
• 2026-02-13 Pending — GAMLS
• 2026-02-13 Relisted — GAMLS
• 2026-02-06 Listing Removed — GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-10-06 Price Changed $184,900 GAMLS
• 2025-09-09 Price Changed $189,900 GAMLS
• 2025-07-11 Price Changed $192,500 GAMLS
• 2025-05-12 Price Changed $195,000 GAMLS
• 2025-04-21 Price Changed $205,000 GAMLS
• 2025-03-04 Listed $214,900 GAMLS
• 2025-03-04 Listed $179,900 GAMLS
• 2022-01-05 Sold (Public Records) $15,787,288 Public Records
• 2013-06-13 Sold (Public Records) $1,383,500 Public Records
• 1992-12-15 Sold (Public Records) $54,900 Public Records
• 1985-09-02 Sold (Public Records) $58,700 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,112 · +0.1% YoY. Source: county tax records.