5944 Duren Meadows Dr · Redan, GA 30058

$340,000

5 bd · 3.0 ba · 3,254 sqft · SingleFamily public records · 74 Days on market

Built 1999 0.30 ac lot $104/sqft · 5% below area Est $359k · 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 +13.2/30.0
• ARV discount +9.9/15.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 5 bedroom 4 bath home showcases new flooring throughout, creating a fresh, modern feel from the moment you step inside. Conveniently located near MARTA public transportation, it offers easy access to commuting, shopping, and city amenities all while offering a quaint get-to-know-your-neighbor, small village feel. Thoughtfully designed with a versatile multiple master bedroom layout of oversized bedrooms with connected bathrooms, you could claim this home has 3 owner suites and is ideal for multi-generational living or hosting long-term guests. The suite located on the main floor provides enhanced privacy and separation of space, making it perfect for extended family or flexible lifestyle needs. The primary bathroom is both large and bright, featuring a double vanity that offers ample space for daily routines, an oversized garden tub complete with the garden view window, separate shower and vaulted ceilings. At the heart of the home, the kitchen is designed for both everyday living and entertaining, complete with a breakfast room/eat-in area, pantry, and an open view to the sunken family room, allowing for seamless interaction while cooking or gathering with guests. The expansive dining area comfortably accommodates seating for 12 or more, making it an ideal setting for holidays, celebrations, and memorable dinners. A dedicated laundry room adds convenience, while additional living spaces include cozy bedrooms boasting bright natural light and a versatile bonus room-perfect for a home office, media room, playroom, or whatever suits your needs. Blending comfort, functionality, and flexibility, this home is designed to adapt to a variety of lifestyles while offering modern updates and a highly desirable location. **Recently painted interior, new floors, recently replaced roof** NO HOA

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (26.4% below list).
• Recommended offer: $250k (26.4% below list) — sets the bar for 1% rule.

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); 441 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,502/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 3471% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 74 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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, 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 $250,203 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (median comp): $359,453
• List price: $340,000
• Delta: -5.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1670 Duren Fields Way	0.15mi	4/3.0 (-1)	3,254 (0%)	7mo	$330,000	$101	82
5919 Duren Farms Cir	0.18mi	4/3.0 (-1)	3,128 (-4%)	5mo	$306,150	$98	76
1632 Duren Fields Way	0.22mi	5/3.0	3,254 (0%)	20mo	$365,000	$112	73
1455 Duren Farms Dr	0.41mi	5/3.0	3,234 (-1%)	10mo	$336,000	$104	72
6108 Waterton Dr	0.42mi	5/3.0	3,184 (-2%)	15mo	$355,000	$111	64
6236 Springwater Ln	0.48mi	5/3.0	3,033 (-7%)	3mo	$369,000	$122	64
6231 Waterton Way	0.57mi	5/3.0	3,184 (-2%)	9mo	$300,000	$94	62
6107 Waterton Dr	0.41mi	6/3.5 (+1)	3,388 (+4%)	12mo	$399,900	$118	58
1658 Duren Fields Way	0.17mi	5/3.0	2,832 (-13%)	18mo	$370,000	$131	56
6225 Waterton Way	0.55mi	5/3.0	2,928 (-10%)	7mo	$350,000	$120	52
1956 Spencer Oaks Ln	0.63mi	5/4.0	2,943 (-10%)	4mo	$392,400	$133	48
6088 Giles Ct	0.65mi	4/3.5 (-1)	3,095 (-5%)	16mo	$315,000	$102	41

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-60,227
• Equity at exit: $50,695

10-year hold

• IRR: -14.0%
• Equity multiple: 0.25×
• Total profit: $-71,582
• Equity at exit: $29,397

Cash invested: $95,200 (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: 441
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-7

Break-even live

Break-even rent $2,511

Max offer price $338,766

Occupancy floor 95%

Sensitivity live

Price	-10% $185	-5% $89	+0% $-7	+5% $-491	+10% $-608
Rent	-10% $-205	-5% $-106	+0% $-7	+5% $92	+10% $191
Rate	-1.0pp $164	-0.5pp $79	base $-7	+0.5pp $-95	+1.0pp $-185

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5929 Duren Meadows Dr Lithonia, GA	5.0	3.0	3254	$2,311	$0.71	25d	1	0.07mi
6261 Remington Park Lithonia, GA	5.0	3.0	3008	$2,565	$0.85	0d	1	0.76mi
1990 Lown Farm Ln Lithonia, GA	5.0	3.0	2614	$2,200	$0.84	25d	1	0.89mi
1957 Phillips Lake Blf Lithonia, GA	4.0	3.0	2380	$2,045	$0.86	6d	1	0.89mi
1433 Saint Dunstans Rd Lithonia, GA	4.0	2.5	2283	$1,911	$0.84	25d	1	0.94mi
6337 Windy Ridge Way Unit /63 Lithonia, GA	5.0	3.5	3516	$2,595	$0.74	45d	1	1.09mi
6389 Isle of Palms Lithonia, GA	5.0	3.0	2512	$2,485	$0.99	45d	1	1.13mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$3,360	$1.59	0d	98	1.28mi
1189 Arbor Stream Ct Lithonia, GA	5.0	3.0	2651	$2,525	$0.95	45d	1	1.28mi
5876 Old Wellborn Trce Lithonia, GA	4.0	3.0	2418	$2,200	$0.91	45d	1	1.29mi

Listing history 23 events

1. 2026-06-21
   days on market $340,000 Active 74 DOM
2. 2026-06-18
   days on market $340,000 Active 71 DOM
3. 2026-06-17
   days on market $340,000 Active 70 DOM
4. 2026-06-16
   days on market $340,000 Active 69 DOM
5. 2026-06-15
   days on market $340,000 Active 68 DOM
6. 2026-06-13
   days on market $340,000 Active 66 DOM
7. 2026-06-09
   days on market $340,000 Active 62 DOM
8. 2026-06-08
   days on market $340,000 Active 61 DOM
9. 2026-06-07
   days on market $340,000 Active 60 DOM
10. 2026-06-04
    pricedays on market $340,000 Active 57 DOM
11. 2026-06-03
    days on market $350,000 Active 56 DOM
12. 2026-06-02
    days on market $350,000 Active 55 DOM
13. 2026-06-01
    days on market $350,000 Active 54 DOM
14. 2026-05-31
    days on market $350,000 Active 53 DOM
15. 2026-05-08
    historical On Hold 1837-char remark

    Show marketing remark (1837 chars)

    This beautifully updated 5 bedroom 4 bath home showcases new flooring throughout, creating a fresh, modern feel from the moment you step inside. Conveniently located near MARTA public transportation, it offers easy access to commuting, shopping, and city amenities all while offering a quaint get-to-know-your-neighbor, small village feel. Thoughtfully designed with a versatile multiple master bedroom layout of oversized bedrooms with connected bathrooms, you could claim this home has 3 owner suites and is ideal for multi-generational living or hosting long-term guests. The suite located on the main floor provides enhanced privacy and separation of space, making it perfect for extended family or flexible lifestyle needs. The primary bathroom is both large and bright, featuring a double vanity that offers ample space for daily routines, an oversized garden tub complete with the garden view window, separate shower and vaulted ceilings. At the heart of the home, the kitchen is designed for both everyday living and entertaining, complete with a breakfast room/eat-in area, pantry, and an open view to the sunken family room, allowing for seamless interaction while cooking or gathering with guests. The expansive dining area comfortably accommodates seating for 12 or more, making it an ideal setting for holidays, celebrations, and memorable dinners. A dedicated laundry room adds convenience, while additional living spaces include cozy bedrooms boasting bright natural light and a versatile bonus room-perfect for a home office, media room, playroom, or whatever suits your needs. Blending comfort, functionality, and flexibility, this home is designed to adapt to a variety of lifestyles while offering modern updates and a highly desirable location. **Recently painted interior, new floors, recently replaced roof** NO HOA

16. 2026-03-26
    listed $350,000 New 1837-char remark

    Show marketing remark (1837 chars)

    This beautifully updated 5 bedroom 4 bath home showcases new flooring throughout, creating a fresh, modern feel from the moment you step inside. Conveniently located near MARTA public transportation, it offers easy access to commuting, shopping, and city amenities all while offering a quaint get-to-know-your-neighbor, small village feel. Thoughtfully designed with a versatile multiple master bedroom layout of oversized bedrooms with connected bathrooms, you could claim this home has 3 owner suites and is ideal for multi-generational living or hosting long-term guests. The suite located on the main floor provides enhanced privacy and separation of space, making it perfect for extended family or flexible lifestyle needs. The primary bathroom is both large and bright, featuring a double vanity that offers ample space for daily routines, an oversized garden tub complete with the garden view window, separate shower and vaulted ceilings. At the heart of the home, the kitchen is designed for both everyday living and entertaining, complete with a breakfast room/eat-in area, pantry, and an open view to the sunken family room, allowing for seamless interaction while cooking or gathering with guests. The expansive dining area comfortably accommodates seating for 12 or more, making it an ideal setting for holidays, celebrations, and memorable dinners. A dedicated laundry room adds convenience, while additional living spaces include cozy bedrooms boasting bright natural light and a versatile bonus room-perfect for a home office, media room, playroom, or whatever suits your needs. Blending comfort, functionality, and flexibility, this home is designed to adapt to a variety of lifestyles while offering modern updates and a highly desirable location. **Recently painted interior, new floors, recently replaced roof** NO HOA

17. 2026-03-26
    listed $350,000 Active

    Show marketing remark (1837 chars)

    This beautifully updated 5 bedroom 4 bath home showcases new flooring throughout, creating a fresh, modern feel from the moment you step inside. Conveniently located near MARTA public transportation, it offers easy access to commuting, shopping, and city amenities all while offering a quaint get-to-know-your-neighbor, small village feel. Thoughtfully designed with a versatile multiple master bedroom layout of oversized bedrooms with connected bathrooms, you could claim this home has 3 owner suites and is ideal for multi-generational living or hosting long-term guests. The suite located on the main floor provides enhanced privacy and separation of space, making it perfect for extended family or flexible lifestyle needs. The primary bathroom is both large and bright, featuring a double vanity that offers ample space for daily routines, an oversized garden tub complete with the garden view window, separate shower and vaulted ceilings. At the heart of the home, the kitchen is designed for both everyday living and entertaining, complete with a breakfast room/eat-in area, pantry, and an open view to the sunken family room, allowing for seamless interaction while cooking or gathering with guests. The expansive dining area comfortably accommodates seating for 12 or more, making it an ideal setting for holidays, celebrations, and memorable dinners. A dedicated laundry room adds convenience, while additional living spaces include cozy bedrooms boasting bright natural light and a versatile bonus room-perfect for a home office, media room, playroom, or whatever suits your needs. Blending comfort, functionality, and flexibility, this home is designed to adapt to a variety of lifestyles while offering modern updates and a highly desirable location. **Recently painted interior, new floors, recently replaced roof** NO HOA

18. 2023-09-25
    historical $2,350
19. 2023-09-13
    listed $2,350
20. 2023-09-09
    historical $2,350
21. 2023-08-24
    listed $2,350
22. 2023-08-24
    historical $2,350
23. 2023-07-12
    price $2,350

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $3,128 · $261/mo
• Expected delta: +$2,421/yr (+$202/mo · 342.4%)

ⓘ 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 5/10 Major 7 d/yr ≥104°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: $30,024
• − Mortgage interest: −$19,045
• − Property taxes: −$707
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$9,891
• Taxable loss: −$6,123
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $1,386/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

+14793.6% since first listed

9 events — show timeline

• 2026-05-08 Delisted — GAMLS
• 2026-03-26 Listed $350,000 FMLS
• 2026-03-26 Listed $350,000 GAMLS
• 2023-09-25 Rental Removed $2,350 APPFOLIO
• 2023-09-13 Listed for Rent $2,350 APPFOLIO
• 2023-09-09 Rental Removed $2,350 FMLS
• 2023-08-24 Listed for Rent $2,350 FMLS
• 2023-08-24 Rental Removed $2,350 APPFOLIO
• 2023-07-12 Price Changed $2,350 APPFOLIO

Property tax history

+2.3%/yr

Latest (2025): $707 · -10.4% YoY. Source: county tax records.