5077 Redan Rd · Redan, GA 30088

$208,000

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 94 Days on market

Built 1959 0.90 ac lot $171/sqft · 8% below area Est $226k · 8% 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 +13.7/30.0
• ARV discount +11.1/15.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a great opportunity for investors, builders, and owner occupants! Sitting on almost one acre of land, the property could be used for residential and potential commercial! Conveniently located in Stone Mountain, this property is close to local amenities, parks, and schools. The cottage-style home offers 3 bedrooms, 2 bathrooms, a cozy living space, and a charming kitchen with ample cabinet space.

Key facts

• Close to parks
• Close to schools
• 0.9 acre lot

Tags

• ALMOST ONE ACRE OF LAND
• CLOSE TO LOCAL AMENITIES
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $16 ($187/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 $176k (15.3% below list).
• Recommended offer: $176k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% FRL); Redan Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 668 students, 100% FRL); Redan High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 951 students, 100% FRL) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 220 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% of the median local income ($70k/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 $6k 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 94 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 4y 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,105 (15.3% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $226,006
• List price: $208,000
• Delta: -7.97%
• 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
5077 Redan Rd	0.00mi	3/2.0	1,218 (0%)	0mo	$200,000	$164	100
1234 Wellhouse Walk	0.17mi	3/2.0	1,200 (-2%)	1mo	$184,000	$153	89
4935 Millstone Walk	0.22mi	3/2.5	1,248 (+2%)	0mo	$238,500	$191	84
4981 Millstone Walk	0.11mi	3/1.5	1,268 (+4%)	4mo	$120,000	$95	83
4912 Bayside Ct	0.41mi	3/2.0	1,218 (0%)	4mo	$240,000	$197	77
5090 Plantation View Trl	0.29mi	3/2.0	1,344 (+10%)	4mo	$230,000	$171	66
1060 S Millard Way	0.38mi	3/2.0	1,340 (+10%)	2mo	$160,000	$119	64
4927 Millstone Walk	0.22mi	3/2.5	1,396 (+15%)	1mo	$279,900	$201	62
4905 Glenside Ct	0.46mi	3/2.0	1,040 (-15%)	1mo	$230,000	$221	54
4922 Glenside Ct	0.45mi	3/2.0	1,040 (-15%)	2mo	$168,000	$162	53
1105 Mainstreet Valley Dr	0.39mi	4/3.0 (+1)	1,074 (-12%)	3mo	$108,000	$101	50
5216 Sweet Air Ln	0.64mi	4/2.0 (+1)	1,394 (+14%)	4mo	$200,000	$143	38

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-31,438
• Equity at exit: $31,013

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-20,792
• Equity at exit: $17,984

Cash invested: $58,240 (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 30088

• Rents YoY: 3.7%
• Active inventory: 220
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$198 /mo · $2,378/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $16

Break-even live

Break-even rent $1,741

Max offer price $208,000

Occupancy floor 94%

Sensitivity live

Price	-10% $133	-5% $74	+0% $16	+5% $-43	+10% $-102
Rent	-10% $-124	-5% $-54	+0% $16	+5% $85	+10% $155
Rate	-1.0pp $120	-0.5pp $69	base $16	+0.5pp $-38	+1.0pp $-93

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	45d	1	0.10mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	7d	1	0.10mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	14d	1	0.15mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,738	$1.34	1d	1	0.19mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	7d	1	0.25mi
1163 Mainstreet Valley Dr Stone Mountain, GA	3.0	2.0	1024	$1,476	$1.44	26d	1	0.29mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,681	$1.57	1d	1	0.36mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	7d	1	0.59mi
1247 Adcox Rd Stone Mountain, GA	1.0–2.0	1.0–2.0	919	$1,258	$1.37	0d	10	0.60mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	45d	1	0.61mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	1d	1	0.72mi
1420 S Hairston Rd Stone Mountain, GA	1.0–2.0	1.0–2.5	1011	$1,358	$1.34	21d	31	0.74mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	45d	1	0.83mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	19d	1	0.83mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	14d	1	0.89mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,550	$1.20	1d	1	0.89mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	24d	1	0.90mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	45d	1	0.98mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	14d	1	1.03mi
4701 Lost Colony Ct Stone Mountain, GA	3.0	2.0	1120	$1,565	$1.40	45d	1	1.11mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	14d	1	1.15mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	45d	1	1.22mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	4d	1	1.29mi

Listing history 50 events

1. 2026-05-09
   status Under Contract 415-char remark

   Show marketing remark (415 chars)

   This property is a great opportunity for investors, builders, and owner occupants! Sitting on almost one acre of land, the property could be used for residential and potential commercial! Conveniently located in Stone Mountain, this property is close to local amenities, parks, and schools. The cottage-style home offers 3 bedrooms, 2 bathrooms, a cozy living space, and a charming kitchen with ample cabinet space.

2. 2026-05-09
   status Pending 415-char remark

   Show marketing remark (415 chars)

   This property is a great opportunity for investors, builders, and owner occupants! Sitting on almost one acre of land, the property could be used for residential and potential commercial! Conveniently located in Stone Mountain, this property is close to local amenities, parks, and schools. The cottage-style home offers 3 bedrooms, 2 bathrooms, a cozy living space, and a charming kitchen with ample cabinet space.

3. 2026-01-30
   listed $208,000 New 415-char remark

   Show marketing remark (415 chars)

   This property is a great opportunity for investors, builders, and owner occupants! Sitting on almost one acre of land, the property could be used for residential and potential commercial! Conveniently located in Stone Mountain, this property is close to local amenities, parks, and schools. The cottage-style home offers 3 bedrooms, 2 bathrooms, a cozy living space, and a charming kitchen with ample cabinet space.

4. 2026-01-30
   listed $208,000 Active 415-char remark

   Show marketing remark (415 chars)

   This property is a great opportunity for investors, builders, and owner occupants! Sitting on almost one acre of land, the property could be used for residential and potential commercial! Conveniently located in Stone Mountain, this property is close to local amenities, parks, and schools. The cottage-style home offers 3 bedrooms, 2 bathrooms, a cozy living space, and a charming kitchen with ample cabinet space.

5. 2025-11-10
   historical
6. 2025-11-10
   historical
7. 2025-09-03
   price $210,000
8. 2025-09-03
   price $210,000
9. 2025-08-08
   listed $220,000 Active
10. 2025-08-08
    listed $220,000 New
11. 2025-07-23
    historical
12. 2025-07-23
    historical
13. 2025-03-29
    listed $220,000 Active
14. 2025-03-29
    listed $220,000 New
15. 2024-12-31
    historical
16. 2024-12-31
    historical
17. 2024-11-11
    listed $235,000 Active
18. 2024-10-18
    historical
19. 2024-10-18
    historical
20. 2024-09-20
    price $244,000
21. 2024-09-20
    price $244,000
22. 2024-07-17
    price $249,000
23. 2024-07-17
    price $249,000
24. 2024-07-01
    listed $235,000 New
25. 2024-07-01
    listed $259,000 New
26. 2024-07-01
    listed $259,000 Active
27. 2022-07-26
    soldstatus $210,000
28. 2022-07-25
    soldstatus $210,000 Closed
29. 2022-07-25
    soldstatus $210,000 Sold
30. 2022-06-29
    status Under Contract
31. 2022-06-29
    status Pending
32. 2022-06-28
    status Active
33. 2022-06-28
    status Back On Market
34. 2022-06-25
    status Pending
35. 2022-06-25
    status Under Contract
36. 2022-06-10
    price $222,000
37. 2022-06-09
    price $222,000
38. 2022-05-26
    price $227,000
39. 2022-05-26
    price $227,000
40. 2022-05-04
    status Active
41. 2022-05-04
    status Back On Market
42. 2022-05-02
    status Under Contract
43. 2022-05-02
    status Pending
44. 2022-04-25
    listed $230,000 Active
45. 2022-04-25
    listed $230,000 New
46. 2022-04-08
    soldstatus $191,900 Sold
47. 2022-04-08
    soldstatus $191,900
48. 2022-04-07
    soldstatus $191,900 Closed
49. 2022-02-03
    status Pending
50. 2022-02-03
    status Under Contract

ⓘ 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: $2,378 · $198/mo
• Projected year-2 tax: $2,378 · $198/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 6/10 Major FEMA zone X (unshaded) · 69% 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 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,133
• − Mortgage interest: −$11,651
• − Property taxes: −$2,378
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$6,051
• Taxable loss: −$3,369
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $996/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): 29,240
• Household income: $70,325
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1106.0

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 (84%)
• Race & ethnicity: Black 84% White 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Swedish 1% Russian 1%
• Foreign-born: 11% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -169.92%
• Current HPI: 206.5421
• Rent YoY: ▲ 3.72%
• 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

+316.0% since first listed

56 events — show timeline

• 2026-05-09 Pending — GAMLS
• 2026-05-09 Pending — FMLS
• 2026-01-30 Listed $208,000 FMLS
• 2026-01-30 Listed $208,000 GAMLS
• 2025-11-10 Listing Removed — GAMLS
• 2025-11-10 Listing Removed — FMLS
• 2025-09-03 Price Changed $210,000 GAMLS
• 2025-09-03 Price Changed $210,000 FMLS
• 2025-08-08 Listed $220,000 GAMLS
• 2025-08-08 Listed $220,000 FMLS
• 2025-07-23 Listing Removed — GAMLS
• 2025-07-23 Listing Removed — FMLS
• 2025-03-29 Listed $220,000 GAMLS
• 2025-03-29 Listed $220,000 FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-11-11 Listed $235,000 FMLS
• 2024-10-18 Listing Removed — FMLS
• 2024-10-18 Listing Removed — GAMLS
• 2024-09-20 Price Changed $244,000 GAMLS
• 2024-09-20 Price Changed $244,000 FMLS
• 2024-07-17 Price Changed $249,000 GAMLS
• 2024-07-17 Price Changed $249,000 FMLS
• 2024-07-01 Listed $259,000 FMLS
• 2024-07-01 Listed $259,000 GAMLS
• 2024-07-01 Listed $235,000 GAMLS
• 2022-07-26 Sold (Public Records) $210,000 Public Records
• 2022-07-25 Sold (MLS) $210,000 GAMLS
• 2022-07-25 Sold (MLS) $210,000 FMLS
• 2022-06-29 Pending — GAMLS
• 2022-06-29 Pending — FMLS
• 2022-06-28 Relisted — FMLS
• 2022-06-28 Relisted — GAMLS
• 2022-06-25 Pending — FMLS
• 2022-06-25 Pending — GAMLS
• 2022-06-10 Price Changed $222,000 FMLS
• 2022-06-09 Price Changed $222,000 GAMLS
• 2022-05-26 Price Changed $227,000 FMLS
• 2022-05-26 Price Changed $227,000 GAMLS
• 2022-05-04 Relisted — FMLS
• 2022-05-04 Relisted — GAMLS
• 2022-05-02 Pending — GAMLS
• 2022-05-02 Pending — FMLS
• 2022-04-25 Listed $230,000 GAMLS
• 2022-04-25 Listed $230,000 FMLS
• 2022-04-08 Sold (Public Records) $191,900 Public Records
• 2022-04-08 Sold (MLS) $191,900 GAMLS
• 2022-04-07 Sold (MLS) $191,900 FMLS
• 2022-02-03 Pending — FMLS
• 2022-02-03 Pending — GAMLS
• 2022-02-03 Contingent — GAMLS
• 2022-02-03 Contingent — FMLS
• 2022-01-10 Listed $225,000 GAMLS
• 2022-01-10 Listed $225,000 FMLS
• 2000-08-01 Sold (Public Records) $72,200 Public Records
• 2000-06-01 Sold (Public Records) $50,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $2,378 · -9.6% YoY. Source: county tax records.