2296 Strathmoor Manor Dr · Redan, GA 30058

$169,000

2 bd · 2.5 ba · 1,428 sqft · Townhouse public records · 113 Days on market

Built 2002 2,613 sqft lot $118/sqft · 16% below area Est $202k · 16% 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 +14.9/30.0
• ARV discount +14.9/15.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• 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

Start your home ownership here! 2 bedrooms/2 bathrooms roommate plan. Ready for your move in! Close to shopping, schools, bus route, LA fitness.

Key facts

• Close to schools
• Close to bus route
• Close to shopping

Tags

• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO BUS ROUTE
• CLOSE TO LA FITNESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $51 ($612/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% 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 (+1.2%/yr); 435 active listings in the ZIP; 40 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).
• This rent runs 33% 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 $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 113 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $41k (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, 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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $202,216
• List price: $169,000
• Delta: -16.43%
• 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
5723 Windfall Ln	0.22mi	2/2.5	1,372 (-4%)	2mo	$100,000	$73	81
2353 Haran Dr #43	0.43mi	3/2.5 (+1)	1,418 (-1%)	3mo	$255,000	$180	71
2343 Haran Dr #47	0.43mi	3/2.5 (+1)	1,418 (-1%)	4mo	$299,990	$212	71
2335 Haran Dr #51	0.43mi	3/2.5 (+1)	1,418 (-1%)	4mo	$299,990	$212	71
2360 Haran Dr #34	0.41mi	3/2.5 (+1)	1,418 (-1%)	6mo	$289,990	$205	70
5853 Greystone Dr	0.22mi	3/2.5 (+1)	1,539 (+8%)	3mo	$268,000	$174	69
2351 Haran Dr #44	0.43mi	3/2.5 (+1)	1,418 (-1%)	7mo	$289,990	$205	68
2355 Haran Dr #42	0.43mi	3/2.5 (+1)	1,418 (-1%)	8mo	$294,990	$208	67
5820 Calle Vista Dr	0.23mi	3/2.5 (+1)	1,586 (+11%)	0mo	$269,000	$170	65
2237 Wind Rose Ct	0.32mi	2/2.5	1,272 (-11%)	6mo	$170,000	$134	62
5793 Wind Gate Ln	0.30mi	3/2.5 (+1)	1,272 (-11%)	1mo	$165,000	$130	62
5578 Oak Bend Pl	0.29mi	3/2.5 (+1)	1,604 (+12%)	6mo	$259,900	$162	56

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-27,081
• Equity at exit: $25,198

10-year hold

• IRR: -12.1%
• Equity multiple: 0.34×
• Total profit: $-31,036
• Equity at exit: $14,612

Cash invested: $47,320 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 435
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$886
• Tax from tax record: −$328 /mo · $3,939/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $51

Break-even live

Break-even rent $1,627

Max offer price $169,000

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	2d	1	0.00mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	5d	1	0.08mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	24d	1	0.08mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	0.10mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	43d	1	0.12mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	43d	1	0.13mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	22d	1	0.13mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	43d	1	0.15mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	24d	1	0.15mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	24d	1	0.17mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.17mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	12d	1	0.17mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	18d	1	0.17mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	24d	1	0.18mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,681	$1.23	5d	1	0.21mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	43d	1	0.22mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	12d	1	0.24mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	43d	1	0.32mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	2d	1	0.35mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,494	$1.28	4d	1	0.47mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	12d	1	0.48mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	24d	1	0.49mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.63mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.64mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.74mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	5d	1	0.77mi
2248 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	43d	1	0.82mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	5d	1	0.82mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	43d	1	0.83mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	12d	1	0.85mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	2d	17	0.90mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	19d	1	0.91mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.92mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	20d	1	0.95mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	43d	1	0.95mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	1.01mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	1.01mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	17d	1	1.02mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	43d	1	1.02mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	1.05mi

Listing history 20 events

1. 2026-06-18
   days on market $169,000 Active 113 DOM
2. 2026-06-17
   days on market $169,000 Active 112 DOM
3. 2026-06-16
   days on market $169,000 Active 111 DOM
4. 2026-06-15
   days on market $169,000 Active 110 DOM
5. 2026-06-13
   days on market $169,000 Active 108 DOM
6. 2026-06-09
   days on market $169,000 Active 104 DOM
7. 2026-06-08
   days on market $169,000 Active 103 DOM
8. 2026-06-07
   days on market $169,000 Active 102 DOM
9. 2026-06-04
   days on market $169,000 Active 99 DOM
10. 2026-06-03
    days on market $169,000 Active 98 DOM
11. 2026-06-02
    days on market $169,000 Active 97 DOM
12. 2026-06-01
    days on market $169,000 Active 96 DOM
13. 2026-05-31
    days on market $169,000 Active 95 DOM
14. 2026-04-30
    price $169,000 144-char remark

    Show marketing remark (144 chars)

    Start your home ownership here! 2 bedrooms/2 bathrooms roommate plan. Ready for your move in! Close to shopping, schools, bus route, LA fitness.

15. 2026-03-23
    price $179,000 144-char remark

    Show marketing remark (144 chars)

    Start your home ownership here! 2 bedrooms/2 bathrooms roommate plan. Ready for your move in! Close to shopping, schools, bus route, LA fitness.

16. 2026-02-19
    listed $210,000 New 144-char remark

    Show marketing remark (144 chars)

    Start your home ownership here! 2 bedrooms/2 bathrooms roommate plan. Ready for your move in! Close to shopping, schools, bus route, LA fitness.

17. 2025-11-27
    listed $1,600
18. 2025-02-16
    historical $1,650
19. 2025-01-26
    listed $1,650
20. 2010-09-01
    price $34,900 Reduced

ⓘ 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: $3,939 · $328/mo
• Projected year-2 tax: $3,939 · $328/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 2/10 Low
• 🌡 Heat 6/10 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: $20,293
• − Mortgage interest: −$9,467
• − Property taxes: −$3,939
• − Insurance: −$845
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,916
• Taxable loss: −$2,121
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,121/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

+384.2% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $169,000 GAMLS
• 2026-03-23 Price Changed $179,000 GAMLS
• 2026-02-19 Listed $210,000 GAMLS
• 2025-11-27 Listed for Rent $1,600 GAMLS
• 2025-02-16 Rental Removed $1,650 GAMLS
• 2025-01-26 Listed for Rent $1,650 GAMLS
• 2010-09-01 Price Changed $34,900 GAMLS

Property tax history

+7.3%/yr

Latest (2025): $3,939 · -0.4% YoY. Source: county tax records.