6371 Redan Sq · Redan, GA 30058

$180,000

2 bd · 2.5 ba · 2,069 sqft · Townhouse public records · 90 Days on market

Built 2006 871 sqft lot $87/sqft · 27% below area Est $246k · 27% under $222/mo HOA · 12% of rent

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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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +4.8/10.0
• 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

Welcome to this beautifully maintained 2-bedroom, 2.5-bath townhome offering 1,560 square feet of comfortable and functional living space. Designed with a traditional style and modern touches, this home features a charming exterior with a blend of brick and siding for great curb appeal. Step inside to an inviting layout perfect for everyday living and entertaining. The spacious living area flows seamlessly into the kitchen, providing the ideal space for gatherings. Upstairs, you’ll find well-sized bedrooms, each with access to their own bathroom, offering both privacy and convenience. This home also features a durable architectural shingle roof with stylish metal accents, adding both character and long-term value. With its low-maintenance design, this property is perfect for busy homeowners or those looking for easy living. Conveniently located near shopping, dining, and major highways, this townhome offers the perfect combination of comfort, style, and accessibility. Don’t miss your opportunity to own this move-in ready home!

Key facts

• Well sized bedrooms
• $222 HOA
• Garage

Tags

• LOW MAINTENANCE DESIGN
• WELL SIZED BEDROOMS
• ACCESS TO THEIR OWN BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $79 ($951/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.3% 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); 441 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 90 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 7.8

CMA / ARV

• ARV (median comp): $246,000
• List price: $180,000
• Delta: -26.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6362 Redan Sq	0.02mi	2/2.5	2,049 (-1%)	19mo	$225,000	$110	82
6220 Redan Overlook	0.07mi	3/3.5 (+1)	2,049 (-1%)	7mo	$222,500	$109	80

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-27,438
• Equity at exit: $26,839

10-year hold

• IRR: -11.0%
• Equity multiple: 0.39×
• Total profit: $-30,499
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$944
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$75
• HOA: −$222
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $79

Break-even live

Break-even rent $1,829

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $181	-5% $130	+0% $79	+5% $28	+10% $-23
Rent	-10% $-73	-5% $3	+0% $79	+5% $155	+10% $232
Rate	-1.0pp $170	-0.5pp $125	base $79	+0.5pp $33	+1.0pp $-15

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6456 Scudders Dr Lithonia, GA	3.0	2.5	1617	$2,100	$1.30	22d	1	0.17mi
6328 Scudders Dr Lithonia, GA	3.0	2.5	1580	$1,999	$1.27	6d	1	0.19mi
1809 Edgehill Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	23d	1	0.20mi
1924 Dillon Dr Lithonia, GA	3.0	2.5	1617	$2,043	$1.26	45d	1	0.22mi
1881 Plainsboro Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	18d	1	0.24mi
6360 Princeton Ridge Dr Unit 6360 Lithonia, GA	3.0	2.5	1539	$2,150	$1.40	45d	1	0.26mi
1903 Plainsboro Dr Lithonia, GA	3.0	2.5	1590	$2,100	$1.32	25d	1	0.28mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	45d	1	0.61mi
6514 Eastbriar Dr Lithonia, GA	3.0	2.0	1572	$1,915	$1.22	45d	1	0.63mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,000	$0.61	11d	1	0.82mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	23d	1	0.82mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	6d	1	0.98mi
6614 Rebecca Lou Ln Lithonia, GA	3.0	2.5	1893	$1,895	$1.00	23d	1	1.02mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	25d	1	1.06mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	45d	1	1.06mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	0d	1	1.12mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	4d	1	1.12mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	20d	1	1.14mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	3d	1	1.14mi
2208 Marbut Farms Trce Lithonia, GA	3.0	2.5	1592	$1,770	$1.11	0d	1	1.22mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	14d	1	1.23mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	45d	1	1.23mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	18d	1	1.26mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	0d	1	1.37mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	45d	1	1.46mi
5739 Hilton Ridge Rd Lithonia, GA	3.0	2.5	2000	$1,820	$0.91	3d	1	1.48mi
6959 Rogers Pt Lithonia, GA	3.0	2.5	1816	$1,895	$1.04	3d	1	1.48mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,860	$0.89	0d	1	1.49mi

HOA detail

• Monthly dues: $222 · $2,664/yr

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 90 DOM
2. 2026-06-18
   days on market $180,000 Active 87 DOM
3. 2026-06-17
   days on market $180,000 Active 86 DOM
4. 2026-06-16
   days on market $180,000 Active 85 DOM
5. 2026-06-15
   days on market $180,000 Active 84 DOM
6. 2026-06-13
   days on market $180,000 Active 82 DOM
7. 2026-06-09
   days on market $180,000 Active 78 DOM
8. 2026-06-08
   pricedays on market $180,000 Active 77 DOM
9. 2026-06-07
   days on market $200,000 Active 76 DOM
10. 2026-06-04
    days on market $200,000 Active 73 DOM
11. 2026-06-03
    days on market $200,000 Active 72 DOM
12. 2026-06-02
    days on market $200,000 Active 71 DOM
13. 2026-06-01
    days on market $200,000 Active 70 DOM
14. 2026-05-31
    days on market $200,000 Active 69 DOM
15. 2026-03-23
    listed $200,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to this beautifully maintained 2-bedroom, 2.5-bath townhome offering 1,560 square feet of comfortable and functional living space. Designed with a traditional style and modern touches, this home features a charming exterior with a blend of brick and siding for great curb appeal. Step inside to an inviting layout perfect for everyday living and entertaining. The spacious living area flows seamlessly into the kitchen, providing the ideal space for gatherings. Upstairs, you’ll find well-sized bedrooms, each with access to their own bathroom, offering both privacy and convenience. This home also features a durable architectural shingle roof with stylish metal accents, adding both character and long-term value. With its low-maintenance design, this property is perfect for busy homeowners or those looking for easy living. Conveniently located near shopping, dining, and major highways, this townhome offers the perfect combination of comfort, style, and accessibility. Don’t miss your opportunity to own this move-in ready home!

16. 2026-03-06
    listed $200,000 New 1046-char remark

    Show marketing remark (1046 chars)

    Welcome to this beautifully maintained 2-bedroom, 2.5-bath townhome offering 1,560 square feet of comfortable and functional living space. Designed with a traditional style and modern touches, this home features a charming exterior with a blend of brick and siding for great curb appeal. Step inside to an inviting layout perfect for everyday living and entertaining. The spacious living area flows seamlessly into the kitchen, providing the ideal space for gatherings. Upstairs, you'll find well-sized bedrooms, each with access to their own bathroom, offering both privacy and convenience. This home also features a durable architectural shingle roof with stylish metal accents, adding both character and long-term value. With its low-maintenance design, this property is perfect for busy homeowners or those looking for easy living. Conveniently located near shopping, dining, and major highways, this townhome offers the perfect combination of comfort, style, and accessibility. Don't miss your opportunity to own this move-in ready home!

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $2,443 · $204/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $23,146
• − Mortgage interest: −$10,083
• − Property taxes: −$2,443
• − Insurance: −$900
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$2,664
• − Depreciation: −$5,236
• Taxable loss: −$1,884
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $1,403/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

+0.0% since first listed

2 events — show timeline

• 2026-03-23 Listed $200,000 FMLS
• 2026-03-06 Listed $200,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $2,443 · -3.0% YoY. Source: county tax records.