5793 Wind Gate Ln · Redan, GA 30058

$165,000

3 bd · 2.5 ba · 1,272 sqft · Townhouse public records · 55 Days on market

Built 2000 435 sqft lot $130/sqft · 17% below area Est $198k · 17% 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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.5/10.0
• 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

Nice Townhouse with New Carpet/Paint Close to Everything!! Great Opportunity to Own Your Own Property!!! First Time or Investment Property!!! Must See!!! Won't Last Long!!! Show!!! Available No Appointment Needed!!! On Supra Lockbox!!!

Key facts

• Garage
• Built 2000
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 35% 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 55 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $165k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: moderate wind risk, 23% 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.08% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 7.7

CMA / ARV

• ARV (median comp): $198,221
• List price: $165,000
• Delta: -16.76%
• 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
5793 Wind Gate Ln	0.00mi	3/2.5	1,272 (0%)	1mo	$165,000	$130	99
2237 Wind Rose Ct	0.03mi	2/2.5 (-1)	1,272 (0%)	6mo	$170,000	$134	89
5723 Windfall Ln	0.08mi	2/2.5 (-1)	1,372 (+8%)	2mo	$100,000	$73	76
5553 Strathmoor Manor Cir	0.32mi	3/2.5	1,340 (+5%)	8mo	$160,727	$120	69
2335 Haran Dr #51	0.25mi	3/2.5	1,418 (+12%)	4mo	$299,990	$212	66
2343 Haran Dr #47	0.26mi	3/2.5	1,418 (+12%)	4mo	$299,990	$212	66
2353 Haran Dr #43	0.28mi	3/2.5	1,418 (+12%)	3mo	$255,000	$180	65
5536 Strathmoor Manor Cir	0.35mi	3/2.5	1,368 (+8%)	9mo	$205,000	$150	64
2360 Haran Dr #34	0.27mi	3/2.5	1,418 (+12%)	6mo	$289,990	$205	63
2351 Haran Dr #44	0.27mi	3/2.5	1,418 (+12%)	7mo	$289,990	$205	62
2355 Haran Dr #42	0.28mi	3/2.5	1,418 (+12%)	8mo	$294,990	$208	61
2349 Haran Dr #45	0.27mi	3/2.5	1,418 (+12%)	9mo	$299,990	$212	61

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-21,396
• Equity at exit: $24,602

10-year hold

• IRR: -7.5%
• Equity multiple: 0.57×
• Total profit: $-20,017
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$865
• Tax from tax record: −$345 /mo · $4,137/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $133

Break-even live

Break-even rent $1,619

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $226	-5% $179	+0% $133	+5% $86	+10% $39
Rent	-10% $-9	-5% $62	+0% $133	+5% $203	+10% $274
Rate	-1.0pp $216	-0.5pp $175	base $133	+0.5pp $90	+1.0pp $46

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.02mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	13d	1	0.07mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	44d	1	0.07mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,631	$1.19	0d	1	0.08mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	0d	1	0.12mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	25d	1	0.12mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	19d	1	0.14mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	25d	1	0.15mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	44d	1	0.15mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	25d	1	0.19mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	0.20mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	0d	1	0.20mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	22d	1	0.20mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	13d	1	0.21mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	0d	1	0.22mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	6d	1	0.22mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	44d	1	0.23mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	44d	1	0.23mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	25d	1	0.24mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	25d	1	0.26mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	0.29mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	2d	1	0.29mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	6d	1	0.37mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	2d	1	0.41mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.41mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	0d	1	0.41mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	0d	1	0.45mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.46mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	13d	1	0.59mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,414	$1.79	0d	19	0.64mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	0d	1	0.64mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	0d	1	0.72mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	4d	1	0.72mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	6d	1	0.76mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	13d	1	0.77mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	6d	1	0.78mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.79mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	6d	1	0.85mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	21d	1	0.88mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	6d	1	0.90mi

Listing history 13 events

1. 2026-05-14
   status Under Contract 237-char remark

   Show marketing remark (237 chars)

   Nice Townhouse with New Carpet/Paint Close to Everything!! Great Opportunity to Own Your Own Property!!! First Time or Investment Property!!! Must See!!! Won't Last Long!!! Show!!! Available No Appointment Needed!!! On Supra Lockbox!!!

2. 2026-04-28
   historical $1,700
3. 2026-04-25
   price $165,000 237-char remark

   Show marketing remark (237 chars)

   Nice Townhouse with New Carpet/Paint Close to Everything!! Great Opportunity to Own Your Own Property!!! First Time or Investment Property!!! Must See!!! Won't Last Long!!! Show!!! Available No Appointment Needed!!! On Supra Lockbox!!!

4. 2026-04-04
   price $1,700
5. 2026-04-03
   price $175,000 237-char remark

   Show marketing remark (237 chars)

   Nice Townhouse with New Carpet/Paint Close to Everything!! Great Opportunity to Own Your Own Property!!! First Time or Investment Property!!! Must See!!! Won't Last Long!!! Show!!! Available No Appointment Needed!!! On Supra Lockbox!!!

6. 2026-03-21
   price $1,771
7. 2026-03-19
   listed $185,000 New 237-char remark

   Show marketing remark (237 chars)

   Nice Townhouse with New Carpet/Paint Close to Everything!! Great Opportunity to Own Your Own Property!!! First Time or Investment Property!!! Must See!!! Won't Last Long!!! Show!!! Available No Appointment Needed!!! On Supra Lockbox!!!

8. 2026-01-10
   price $1,600
9. 2025-11-18
   price $1,650
10. 2025-11-09
    price $1,695
11. 2025-11-08
    price $1,700
12. 2025-11-05
    listed $1,750
13. 2016-01-05
    soldstatus $58,300

ⓘ 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: $4,137 · $345/mo
• Projected year-2 tax: $4,137 · $345/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 23% 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: $21,438
• − Mortgage interest: −$9,243
• − Property taxes: −$4,137
• − Insurance: −$825
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$4,800
• Taxable loss: −$997
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,830/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

-97.1% since first listed

13 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-04-28 Rental Removed $1,700 GAMLS
• 2026-04-25 Price Changed $165,000 GAMLS
• 2026-04-04 Price Changed $1,700 GAMLS
• 2026-04-03 Price Changed $175,000 GAMLS
• 2026-03-21 Price Changed $1,771 GAMLS
• 2026-03-19 Listed $185,000 GAMLS
• 2026-01-10 Price Changed $1,600 GAMLS
• 2025-11-18 Price Changed $1,650 GAMLS
• 2025-11-09 Price Changed $1,695 GAMLS
• 2025-11-08 Price Changed $1,700 GAMLS
• 2025-11-05 Listed for Rent $1,750 GAMLS
• 2016-01-05 Sold (Public Records) $58,300 Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,137 · +0.1% YoY. Source: county tax records.