6185 Marbut Farms Chase · Redan, GA 30058

$176,000

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 172 Days on market

Built 1985 7,840 sqft lot $144/sqft · 22% below area Est $226k · 22% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• 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

Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia's Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors-ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don't miss the large backyard and private driveway-this home is ready for you! Book your tour today!

Key facts

• Dark cabinetry
• Black appliances
• Eat-in counter

Tags

• FRONT PORCH
• COZY FIREPLACE
• DARK CABINETRY
• BLACK APPLIANCES
• EAT-IN COUNTER
• LAUNDRY CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $155k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.3% 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 (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% 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 172 days — a 12% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $154,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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: 1.04% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $226,409
• List price: $176,000
• Delta: -22.26%
• 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
6260 Marbut Farms Ter	0.12mi	3/2.0	1,178 (-3%)	5mo	$195,000	$166	85
2216 Marbut Farms Trce	0.16mi	3/2.0	1,196 (-2%)	6mo	$216,499	$181	85
6372 Stonebridge Creek Ln	0.48mi	3/2.0	1,218 (0%)	6mo	$206,000	$169	72
2713 Rambling Way	0.51mi	3/2.0	1,245 (+2%)	0mo	$200,000	$161	72
2211 Jonathan Ave	0.21mi	3/2.0	1,352 (+11%)	1mo	$185,000	$137	72
6304 Kendra Ln	0.67mi	3/2.0	1,200 (-2%)	2mo	$206,000	$172	65
6268 Creekford Ln	0.34mi	3/2.5	1,352 (+11%)	6mo	$70,000	$52	59
6416 Charter Way	0.59mi	4/2.0 (+1)	1,200 (-2%)	8mo	$170,900	$142	58
6668 Pole Creek Dr	0.70mi	3/2.0	1,200 (-2%)	8mo	$227,000	$189	58
2139 Jonathan Ave	0.20mi	4/2.5 (+1)	1,040 (-15%)	8mo	$196,000	$188	53
2067 Wellborn Close	0.59mi	3/2.5	1,333 (+9%)	7mo	$225,000	$169	49
2060 Bedford Ct	0.50mi	4/2.0 (+1)	1,365 (+12%)	4mo	$242,500	$178	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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-23,148
• Equity at exit: $26,242

10-year hold

• IRR: -7.7%
• Equity multiple: 0.56×
• Total profit: $-21,791
• Equity at exit: $15,217

Cash invested: $49,280 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$923
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $135

Break-even live

Break-even rent $1,661

Max offer price $176,000

Occupancy floor 88%

Sensitivity live

Price	-10% $234	-5% $185	+0% $135	+5% $85	+10% $35
Rent	-10% $-10	-5% $62	+0% $135	+5% $207	+10% $279
Rate	-1.0pp $223	-0.5pp $179	base $135	+0.5pp $89	+1.0pp $43

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	21d	1	0.13mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	6d	1	0.16mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	25d	1	0.20mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	6d	1	0.26mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	6d	1	0.30mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	44d	1	0.36mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	21d	1	0.38mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	6d	1	0.39mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	0d	1	0.43mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	4d	1	0.43mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,414	$1.79	0d	19	0.52mi
2347 Wellington Cir Lithonia, GA	2.0	2.0	952	$1,500	$1.58	17d	1	0.52mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	44d	1	0.53mi
6388 Charter Way Lithonia, GA	2.0	2.0	996	$1,295	$1.30	6d	1	0.53mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	44d	1	0.56mi
6426 Charter Way Lithonia, GA	2.0	2.5	1166	$2,200	$1.89	0d	1	0.61mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	44d	1	0.61mi
2049 Charter Ln Lithonia, GA	2.0	3.0	1152	$1,695	$1.47	44d	1	0.61mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	25d	1	0.61mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	6d	1	0.63mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,640	$1.30	6d	1	0.70mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,695	$1.35	22d	1	0.70mi
6492 Charter Way Lithonia, GA	2.0	2.5	1168	$1,600	$1.37	13d	1	0.72mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	6d	1	0.73mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	25d	1	0.74mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	0.81mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.97mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	6d	1	0.98mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	13d	1	1.04mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	44d	1	1.06mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,631	$1.19	0d	1	1.07mi
2614 Parkway Trl Lithonia, GA	3.0	2.0	1428	$1,795	$1.26	6d	1	1.09mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	0d	1	1.11mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	25d	1	1.11mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	44d	1	1.14mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	25d	1	1.14mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	44d	1	1.14mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,599	$1.62	44d	1	1.16mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	13d	1	1.18mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	22d	1	1.18mi

Listing history 50 events

1. 2026-06-18
   days on market $176,000 Active 172 DOM
2. 2026-06-17
   days on market $176,000 Active 171 DOM
3. 2026-06-16
   days on market $176,000 Active 170 DOM
4. 2026-06-15
   days on market $176,000 Active 169 DOM
5. 2026-06-13
   days on market $176,000 Active 167 DOM
6. 2026-06-09
   days on market $176,000 Active 163 DOM
7. 2026-06-08
   days on market $176,000 Active 162 DOM
8. 2026-06-07
   days on market $176,000 Active 161 DOM
9. 2026-06-04
   days on market $176,000 Active 158 DOM
10. 2026-06-03
    days on market $176,000 Active 157 DOM
11. 2026-06-02
    days on market $176,000 Active 156 DOM
12. 2026-06-01
    days on market $176,000 Active 155 DOM
13. 2026-05-31
    days on market $176,000 Active 154 DOM
14. 2026-05-12
    status Back On Market 740-char remark

    Show marketing remark (740 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia's Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors-ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don't miss the large backyard and private driveway-this home is ready for you! Book your tour today!

15. 2026-05-06
    historical 740-char remark

    Show marketing remark (740 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia's Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors-ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don't miss the large backyard and private driveway-this home is ready for you! Book your tour today!

16. 2026-01-09
    price $176,000 740-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

17. 2026-01-09
    price $176,000 764-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

18. 2026-01-08
    status Active 764-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

19. 2026-01-02
    status Back On Market 740-char remark

    Show marketing remark (740 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia's Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors-ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don't miss the large backyard and private driveway-this home is ready for you! Book your tour today!

20. 2025-11-18
    status Under Contract 740-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

21. 2025-11-18
    status Pending 764-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

22. 2025-11-06
    listed $180,000 New 740-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

23. 2025-11-06
    listed $180,000 Active 764-char remark

    Show marketing remark (764 chars)

    Move-in ready 3-bedroom, 2-bathroom ranch-style home in Lithonia’s Marbut Farms neighborhood! Enjoy charming curb appeal with a welcoming front porch perfect for relaxing. Inside, the living room features a cozy fireplace, ceiling fan, and plush carpeting. The kitchen offers dark cabinetry, black appliances, a convenient eat-in counter, and a laundry closet with hookups. A separate dining area opens to the spacious backyard through beautiful French doors—ideal for entertaining. All bedrooms have standard closets, carpeting, and natural light, while the primary suite includes a double closet and private bath with a shower/tub combo. Don’t miss the large backyard and private driveway—this home is ready for you! Book your tour today!

24. 2025-11-04
    status Under Contract
25. 2025-10-28
    status Pending
26. 2025-10-28
    historical
27. 2025-10-28
    historical
28. 2025-10-03
    price $180,000
29. 2025-10-03
    price $180,000
30. 2025-09-12
    price $184,000
31. 2025-09-12
    price $184,000
32. 2025-07-25
    price $192,000
33. 2025-07-25
    price $192,000
34. 2025-07-11
    price $196,000
35. 2025-07-11
    price $196,000
36. 2025-07-03
    price $202,000
37. 2025-07-03
    price $202,000
38. 2025-06-20
    price $210,000
39. 2025-06-20
    price $210,000
40. 2025-06-13
    price $217,000
41. 2025-06-13
    price $217,000
42. 2025-05-30
    price $228,000
43. 2025-05-30
    price $228,000
44. 2025-05-15
    listed $239,000 New
45. 2025-05-15
    listed $239,000 Active
46. 2017-12-28
    soldstatus $18,487,600
47. 2016-02-10
    price $50,000
48. 2015-06-04
    price $55,500
49. 2013-11-29
    price $50,000
50. 2013-11-21
    soldstatus $55,500

ⓘ 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: $3,790 · $316/mo
• Projected year-2 tax: $3,790 · $316/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 ≥105°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: $21,977
• − Mortgage interest: −$9,859
• − Property taxes: −$3,790
• − Insurance: −$880
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$5,120
• Taxable loss: −$1,188
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,901/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

+209.9% since first listed

47 events — show timeline

• 2026-05-12 Relisted — GAMLS
• 2026-05-06 Listing Removed — GAMLS
• 2026-01-09 Price Changed $176,000 GAMLS
• 2026-01-09 Price Changed $176,000 FMLS
• 2026-01-08 Relisted — FMLS
• 2026-01-02 Relisted — GAMLS
• 2025-11-18 Pending — GAMLS
• 2025-11-18 Pending — FMLS
• 2025-11-06 Listed $180,000 FMLS
• 2025-11-06 Listed $180,000 GAMLS
• 2025-11-04 Pending — GAMLS
• 2025-10-28 Pending — FMLS
• 2025-10-28 Listing Removed — FMLS
• 2025-10-28 Listing Removed — GAMLS
• 2025-10-03 Price Changed $180,000 GAMLS
• 2025-10-03 Price Changed $180,000 FMLS
• 2025-09-12 Price Changed $184,000 GAMLS
• 2025-09-12 Price Changed $184,000 FMLS
• 2025-07-25 Price Changed $192,000 GAMLS
• 2025-07-25 Price Changed $192,000 FMLS
• 2025-07-11 Price Changed $196,000 FMLS
• 2025-07-11 Price Changed $196,000 GAMLS
• 2025-07-03 Price Changed $202,000 GAMLS
• 2025-07-03 Price Changed $202,000 FMLS
• 2025-06-20 Price Changed $210,000 GAMLS
• 2025-06-20 Price Changed $210,000 FMLS
• 2025-06-13 Price Changed $217,000 GAMLS
• 2025-06-13 Price Changed $217,000 FMLS
• 2025-05-30 Price Changed $228,000 GAMLS
• 2025-05-30 Price Changed $228,000 FMLS
• 2025-05-15 Listed $239,000 FMLS
• 2025-05-15 Listed $239,000 GAMLS
• 2017-12-28 Sold (Public Records) $18,487,600 Public Records
• 2016-02-10 Price Changed $50,000 FMLS
• 2015-06-04 Price Changed $55,500 FMLS
• 2013-11-29 Price Changed $50,000 GAMLS
• 2013-11-21 Sold (Public Records) $55,500 Public Records
• 2013-11-15 Listing Removed — FMLS
• 2013-11-13 Sold (MLS) $55,500 GAMLS
• 2013-11-13 Sold (MLS) $55,500 FMLS
• 2013-07-30 Pending — FMLS
• 2013-07-30 Pending — GAMLS
• 2013-07-30 Price Changed $55,500 GAMLS
• 2013-07-01 Listed $50,000 GAMLS
• 2013-07-01 Listed $50,000 FMLS
• 2003-08-12 Sold (Public Records) $110,000 Public Records
• 1985-05-01 Sold (Public Records) $56,800 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,790 · -3.0% YoY. Source: county tax records.