2169 Victoria Pl · Redan, GA 30058

$239,900

3 bd · 2.5 ba · 1,344 sqft · SingleFamily public records · 27 Days on market

Built 1985 6,534 sqft lot Est $216k · 11% over

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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 +14.9/30.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated 2 story w/ Rocking chair front porch. 1 Bdrms, half baths, Family room, eat in kitchen on main level. 3 bedrooms and 2 baths are upstairs with laundry area. The following items are new/updated: Stone counter tops, inside/outside paint, door/ window hardware, stove, dishwasher, microwave, flooring, tile in bathrooms & kitchen backsplash, AC unit, kitchen cabinets, bifold door, kitchen & bathroom faucets, GFCI outlets in kitchen and baths, receptacles, back door, gutters and down spouts. Fenced back yard with out building , Quiet neighborhood. Close to Shopping, Restaurants, Freeways and schools.

Key facts

• Out building
• Bifold door
• Stone counter tops

Tags

• ROCKING CHAIR FRONT PORCH
• STONE COUNTER TOPS
• BIFOLD DOOR
• FENCED BACKYARD
• OUT BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $71 ($856/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 $188k (21.7% below list).
• Recommended offer: $188k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 21d 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 37% 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

• It's been on market 27 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; list at $240k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $187,931 (21.7% 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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $216,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2211 Jonathan Ave	0.09mi	3/2.0	1,352 (+1%)	1mo	$185,000	$137	92
2030 Hilda Burns Pl	0.38mi	3/2.5	1,404 (+4%)	3mo	$170,000	$121	72
2123 Lown Farm Ln	0.33mi	3/2.0	1,443 (+7%)	4mo	$207,000	$143	68
2216 Marbut Farms Trce	0.29mi	3/2.0	1,196 (-11%)	6mo	$216,499	$181	61
6260 Marbut Farms Ter	0.27mi	3/2.0	1,178 (-12%)	5mo	$195,000	$166	61
6082 Raintree Bnd	0.24mi	3/2.5	1,534 (+14%)	5mo	$200,000	$130	61
6317 Creekford Ln	0.52mi	3/2.5	1,470 (+9%)	0mo	$219,900	$150	60
2158 Sara Ashley Way	0.43mi	4/3.0 (+1)	1,430 (+6%)	5mo	$230,000	$161	58
2060 Bedford Ct	0.64mi	4/2.0 (+1)	1,365 (+2%)	4mo	$242,500	$178	57
2713 Rambling Way	0.67mi	3/2.0	1,245 (-7%)	0mo	$200,000	$161	54
2690 Rambling Way	0.65mi	3/2.0	1,470 (+9%)	2mo	$228,000	$155	50
6381 Phillips Creek Dr	0.67mi	3/2.0	1,528 (+14%)	1mo	$290,000	$190	43

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-37,832
• Equity at exit: $35,770

10-year hold

• IRR: -10.9%
• Equity multiple: 0.39×
• Total profit: $-40,959
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $71

Break-even live

Break-even rent $1,789

Max offer price $239,900

Occupancy floor 91%

Sensitivity live

Price	-10% $207	-5% $139	+0% $71	+5% $3	+10% $-64
Rent	-10% $-77	-5% $-3	+0% $71	+5% $146	+10% $220
Rate	-1.0pp $192	-0.5pp $132	base $71	+0.5pp $9	+1.0pp $-54

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: $59,975
• Closing costs: $7,197
• 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	0.07mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	5d	1	0.12mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	0.15mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.26mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.29mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.29mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	44d	1	0.32mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	0.32mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	0.33mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.40mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	2d	17	0.41mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	44d	1	0.42mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	5d	1	0.47mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	13d	1	0.52mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	21d	1	0.54mi
2347 Wellington Cir Lithonia, GA	2.0	2.0	952	$1,500	$1.58	17d	1	0.56mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.58mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	44d	1	0.60mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	24d	1	0.63mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	0.64mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	44d	1	0.64mi
6388 Charter Way Lithonia, GA	2.0	2.0	996	$1,295	$1.30	5d	1	0.66mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	44d	1	0.72mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	44d	1	0.73mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	17d	1	0.73mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	2d	1	0.74mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	19d	1	0.74mi
6426 Charter Way Lithonia, GA	2.0	2.5	1166	$1,700	$1.46	44d	1	0.75mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	0.76mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	24d	1	0.76mi
2330 McKenna Square Dr Lithonia, GA	3.0	2.5	1514	$2,075	$1.37	24d	1	0.76mi
2049 Charter Ln Lithonia, GA	2.0	3.0	1152	$1,695	$1.47	44d	1	0.77mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.80mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,695	$1.35	22d	1	0.82mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,640	$1.30	5d	1	0.82mi
6495 Wellington Chase Ct Lithonia, GA	2.0	1.0	1533	$950	$0.62	44d	1	0.83mi
6514 Eastbriar Dr Lithonia, GA	3.0	2.0	1572	$1,915	$1.22	44d	1	0.86mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	24d	1	0.87mi
6492 Charter Way Lithonia, GA	2.0	2.5	1168	$1,600	$1.37	13d	1	0.87mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	13d	1	0.87mi

Listing history 48 events

1. 2026-06-18
   days on market $239,900 Active 27 DOM
2. 2026-06-17
   days on market $239,900 Active 26 DOM
3. 2026-06-16
   days on market $239,900 Active 25 DOM
4. 2026-06-15
   days on market $239,900 Active 24 DOM
5. 2026-06-13
   days on market $239,900 Active 22 DOM
6. 2026-06-10
   price $239,900 Active 18 DOM
7. 2026-06-09
   days on market $250,000 Active 18 DOM
8. 2026-06-08
   days on market $250,000 Active 17 DOM
9. 2026-06-07
   days on market $250,000 Active 16 DOM
10. 2026-06-04
    days on market $250,000 Active 13 DOM
11. 2026-06-03
    days on market $250,000 Active 12 DOM
12. 2026-06-02
    days on market $250,000 Active 11 DOM
13. 2026-06-01
    days on market $250,000 Active 10 DOM
14. 2026-05-31
    days on market $250,000 Active 9 DOM
15. 2026-05-13
    price $247,000 629-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

16. 2026-05-13
    price $247,000 538-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

17. 2026-04-21
    price $257,000 629-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

18. 2026-04-21
    price $257,000 538-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

19. 2026-04-08
    price $262,000 629-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

20. 2026-04-08
    price $262,000 538-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

21. 2026-04-01
    price $268,000 629-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

22. 2026-04-01
    price $268,000 538-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

23. 2026-03-27
    price $278,000 629-char remark

    Show marketing remark (629 chars)

    Beautifully Updated 2 story w/ Rocking chair front porch. 1 Bdrms, half baths, Family room, eat in kitchen on main level. 3 bedrooms and 2 baths are upstairs with laundry area. The following items are new/updated: Stone counter tops, inside/outside paint, door/ window hardware, stove, dishwasher, microwave, flooring, tile in bathrooms & kitchen backsplash, AC unit, kitchen cabinets, bifold door, kitchen & bathroom faucets, GFCI outlets in kitchen and baths, receptacles, back door, gutters and down spouts. Fenced back yard with out building , Quiet neighborhood. Close to Shopping, Restaurants, Freeways and schools.

24. 2026-03-26
    price $278,000 538-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

25. 2026-02-20
    listed $290,000 New 629-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

26. 2026-02-20
    listed $290,000 Active 538-char remark

    Show marketing remark (538 chars)

    Beautifully Updated!2Story w/ Rocking chair front porch.4Bdrms 2.5 baths. Family Rm, Eat in kitchen and 1/2 bath on main level. 3 Bdrms and 2 baths upstairs w/ laundry closet. The following items are new/updated. Stone counter tops, inside/outside paint, door and window hardware, Stove, Dishwasher, microwave, flooring, tile in bathrooms & kitchen, backsplash, AC unit, kitchen cabinets, Bifold door, gutters and downspouts. Fenced backyard with out building. Quiet neighborhood. Close to shopping, restaurants, freeways and schools.

27. 2025-12-03
    soldstatus $142,000
28. 2016-07-22
    soldstatus $97,500
29. 2016-07-20
    price $96,900
30. 2016-07-19
    soldstatus $97,500 Sold
31. 2016-07-19
    soldstatus $97,500 Sold
32. 2016-06-05
    historical Pending
33. 2016-06-05
    status Under Contract
34. 2016-06-05
    price $97,500
35. 2016-05-04
    status Active
36. 2016-05-01
    historical
37. 2016-04-30
    status Active
38. 2016-04-30
    status Back On Market
39. 2016-04-15
    historical Contingent with Kickout
40. 2016-04-15
    historical Contingent - Due Diligence
41. 2016-02-24
    price $96,900
42. 2016-02-24
    price $96,900
43. 2016-01-29
    price $99,900
44. 2016-01-28
    price $99,900
45. 2016-01-28
    listed $99,990 Active
46. 2016-01-27
    listed $99,990 New
47. 1994-01-06
    soldstatus $72,700
48. 1990-12-01
    soldstatus $68,000

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,544/yr (+$129/mo · 232.7%)

ⓘ 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 25% 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: $22,552
• − Mortgage interest: −$13,438
• − Property taxes: −$663
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,979
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $1,657/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

+263.2% since first listed

34 events — show timeline

• 2026-05-13 Price Changed $247,000 GAMLS
• 2026-05-13 Price Changed $247,000 FMLS
• 2026-04-21 Price Changed $257,000 GAMLS
• 2026-04-21 Price Changed $257,000 FMLS
• 2026-04-08 Price Changed $262,000 GAMLS
• 2026-04-08 Price Changed $262,000 FMLS
• 2026-04-01 Price Changed $268,000 GAMLS
• 2026-04-01 Price Changed $268,000 FMLS
• 2026-03-27 Price Changed $278,000 GAMLS
• 2026-03-26 Price Changed $278,000 FMLS
• 2026-02-20 Listed $290,000 FMLS
• 2026-02-20 Listed $290,000 GAMLS
• 2025-12-03 Sold (Public Records) $142,000 Public Records
• 2016-07-22 Sold (Public Records) $97,500 Public Records
• 2016-07-20 Price Changed $96,900 GAMLS
• 2016-07-19 Sold (MLS) $97,500 GAMLS
• 2016-07-19 Sold (MLS) $97,500 FMLS
• 2016-06-05 Contingent — FMLS
• 2016-06-05 Pending — GAMLS
• 2016-06-05 Price Changed $97,500 GAMLS
• 2016-05-04 Relisted — GAMLS
• 2016-05-01 Listing Removed — GAMLS
• 2016-04-30 Relisted — FMLS
• 2016-04-30 Relisted — GAMLS
• 2016-04-15 Contingent — GAMLS
• 2016-04-15 Contingent — FMLS
• 2016-02-24 Price Changed $96,900 GAMLS
• 2016-02-24 Price Changed $96,900 FMLS
• 2016-01-29 Price Changed $99,900 GAMLS
• 2016-01-28 Price Changed $99,900 FMLS
• 2016-01-28 Listed $99,990 FMLS
• 2016-01-27 Listed $99,990 GAMLS
• 1994-01-06 Sold (Public Records) $72,700 Public Records
• 1990-12-01 Sold (Public Records) $68,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $663 · -3.6% YoY. Source: county tax records.