5611 Whittondale Rd · Redan, GA 30058

$222,500

3 bd · 2.0 ba · 1,567 sqft · SingleFamily public records · 11 Days on market

Built 1981 0.41 ac lot Est $235k · 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 +15.6/30.0
• ARV discount +9.9/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• 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

We LOVE that split-levels are making a trend comeback! ("Marcia, Marcia, Marcia!") Check out this Stone Mountain cutie at an affordable price. Located off Redan with easy access to Stone Mountain-Lithonia Rd, Covington Hwy, and I-20, SE/E of popular Pine Lake and Hidden Hills communities and minutes from growing Stone Mountain Village and Park. Eat-in kitchen with view to family room featuring a brick fireplace and sliding glass door view to large backyard. Family can't decide what to watch on TV? Fine! Two living rooms = ESPN AND Summer House. Large backyard features back deck and beautiful hardwood privacy fence. Check out a park (Biffle, Redan, or Stone Mountain) and then head to Outrun Brewing Company for an evening brewskie and Cherokee Rose for dinner! Home in less than 15 mins.

Key facts

• Split-level
• Easy access
• Brick fireplace

Tags

• SPLIT-LEVEL
• EASY ACCESS
• LARGE BACKYARD
• BRICK FIREPLACE
• HARDWOOD PRIVACY FENCE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage faces front
• Utilities: Public water; Public sewer; Electric service with 110V and 220V in garage; Cable available; Natural gas available
• Home design: One-and-one-half story home; Brick front with frame construction; Block foundation; Composition roof
• Construction: Brick front and frame construction; Block foundation; Composition roof
• Exterior features: Private yard; Back yard fenced with wood fencing; Rain gutters; Deck

Interior

• Kitchen: White cabinets; Eat-in kitchen; View into family room; Range hood; Electric range; Refrigerator; Dishwasher
• Bedrooms: Three upper-level bedrooms; Roommate floor plan
• Flooring: Carpet; Laminate; Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (natural gas); Central air conditioning; Attic fan; Electric cooling components
• Interior features: Beamed ceilings; Entrance foyer; Vaulted ceilings; High-speed internet access; One fireplace with brick surround and gas starter (located in family room); Double-pane windows; No shared/common walls
• Laundry & utility: Washer and dryer included; Laundry located in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $199k (10.4% below list).
• Recommended offer: $199k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% 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.
• Zoned schools: Redan Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 521 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 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 39% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $152k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $199,405 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $235,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 Charmeth Rd	0.23mi	4/2.0 (+1)	1,577 (+1%)	2mo	$229,900	$146	81
1598 Dillwood Ct	0.22mi	3/2.5	1,648 (+5%)	1mo	$275,000	$167	78
1579 Dillard Rd	0.10mi	3/3.0	1,407 (-10%)	4mo	$219,000	$156	71
5571 Tunbridge Wells Rd	0.20mi	3/2.0	1,367 (-13%)	3mo	$220,000	$161	67
5789 Dorian Ct	0.37mi	3/2.0	1,440 (-8%)	3mo	$199,900	$139	67
1937 Young Rd	0.27mi	3/2.0	1,378 (-12%)	1mo	$210,000	$152	66
1870 Taffeta Cv	0.55mi	3/2.0	1,485 (-5%)	0mo	$155,000	$104	66
1786 Dunbarton Dr	0.29mi	3/2.5	1,770 (+13%)	4mo	$285,000	$161	60
5404 Biffle Downs Rd	0.47mi	3/2.0	1,750 (+12%)	0mo	$217,000	$124	58
5509 Covent Way	0.63mi	3/2.0	1,456 (-7%)	4mo	$171,000	$117	56
1355 Stoneleigh Way	0.47mi	3/2.0	1,770 (+13%)	4mo	$228,870	$129	53
5328 Biffle Down Rd	0.57mi	3/2.0	1,357 (-13%)	2mo	$204,125	$150	49

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-33,595
• Equity at exit: $33,175

10-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-35,672
• Equity at exit: $19,238

Cash invested: $62,300 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,167
• Tax from tax record: −$221 /mo · $2,649/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $95

Break-even live

Break-even rent $1,874

Max offer price $222,500

Occupancy floor 90%

Sensitivity live

Price	-10% $221	-5% $158	+0% $95	+5% $32	+10% $-31
Rent	-10% $-63	-5% $16	+0% $95	+5% $174	+10% $253
Rate	-1.0pp $207	-0.5pp $152	base $95	+0.5pp $37	+1.0pp $-21

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Burnstone Dr Stone Mountain, GA	3.0	2.0	1370	$1,850	$1.35	45d	1	0.11mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	14d	1	0.24mi
1487 Saint Dunstans Rd Lithonia, GA	3.0	2.5	1650	$1,973	$1.20	0d	1	0.33mi
5739 Hilton Ridge Rd Lithonia, GA	3.0	2.5	2000	$1,820	$0.91	3d	1	0.34mi
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,595	$1.16	1d	1	0.38mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	18d	1	0.45mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$2,369	$1.12	1d	98	0.48mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	45d	1	0.57mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	21d	1	0.59mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	4d	1	0.65mi
1401 Panola Rd Stone Mountain, GA	4.0	4.5	2000	$2,975	$1.49	45d	1	0.66mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	45d	1	0.67mi
5799 Redan Rd Stone Mountain, GA	3.0	2.0	1546	$1,490	$0.96	26d	1	0.68mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	14d	1	0.70mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	45d	1	0.79mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	7d	1	0.82mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	26d	1	0.89mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.92mi
2079 Panola Way Ct Lithonia, GA	4.0	3.0	1971	$1,850	$0.94	26d	1	0.99mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	45d	1	1.00mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	23d	1	1.01mi
5452 Perching Pl Lithonia, GA	3.0	2.5	2036	$1,900	$0.93	26d	1	1.07mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	1d	1	1.07mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	3d	1	1.11mi
1958 Overton Trl Stone Mountain, GA	3.0	2.0	1100	$1,625	$1.48	23d	1	1.12mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	22d	1	1.17mi
5622 Glen Ridge Bnd Lithonia, GA	3.0	2.5	1967	$2,110	$1.07	26d	1	1.19mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	26d	1	1.22mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	45d	1	1.24mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	26d	1	1.25mi
2207 Clayton Rdg Lithonia, GA	4.0	3.0	2175	$2,400	$1.10	45d	1	1.25mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	18d	1	1.26mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	45d	1	1.26mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	14d	1	1.26mi
5477 Wellborn Creek Dr Lithonia, GA	3.0	3.0	2084	$2,400	$1.15	4d	1	1.27mi
2060 Kimber Trl Stone Mountain, GA	3.0	2.0	1058	$1,650	$1.56	4d	1	1.27mi
2078 Kimber Trl Stone Mountain, GA	3.0	2.0	1144	$1,973	$1.72	1d	1	1.29mi
2188 Justify LN #40 Lithonia, GA	3.0	2.5	2085	$2,400	$1.15	45d	1	1.30mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	7d	1	1.30mi
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	3d	1	1.31mi

Listing history 7 events

1. 2026-06-16
   status $222,500 Pending 11 DOM
2. 2026-06-15
   days on market $222,500 Active Under Contract 11 DOM
3. 2026-06-13
   statusdays on market $222,500 Active Under Contract 9 DOM
4. 2026-06-09
   days on market $222,500 Active 5 DOM
5. 2026-06-08
   days on market $222,500 Active 4 DOM
6. 2026-06-07
   remarks 689-char remark
7. 2026-06-07
   listed $222,500 Active 3 DOM

ⓘ 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: $2,649 · $221/mo
• Projected year-2 tax: $2,649 · $221/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 ≥104°F today · 18 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: $23,929
• − Mortgage interest: −$12,463
• − Property taxes: −$2,649
• − Insurance: −$1,112
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$6,473
• Taxable loss: −$2,598
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $1,764/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: 29,279
• 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

+271.5% since first listed

17 events — show timeline

• 2026-06-04 Listed $222,500 FMLS
• 2026-06-04 Listed $222,500 GAMLS
• 2020-08-26 Sold (Public Records) $152,500 Public Records
• 2020-08-21 Sold (MLS) $152,500 GAMLS
• 2020-08-21 Sold (MLS) $152,500 FMLS
• 2020-06-30 Pending — GAMLS
• 2020-06-30 Pending — FMLS
• 2020-06-25 Listed $149,900 GAMLS
• 2020-06-25 Listed $149,900 FMLS
• 2007-04-05 Sold (MLS) $110,720 FMLS
• 2007-01-02 Listed $104,900 FMLS
• 2005-04-27 Sold (Public Records) $105,000 Public Records
• 2003-05-20 Sold (Public Records) $128,000 Public Records
• 1990-03-01 Sold (Public Records) $63,900 Public Records
• 1990-02-16 Sold (Public Records) $63,900 Public Records
• 1988-09-09 Sold (Public Records) $74,000 Public Records
• 1982-10-29 Sold (Public Records) $59,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,649 · -3.0% YoY. Source: county tax records.