5796 Bobbin Ln · Redan, GA 30058

$219,999

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 42 Days on market

Built 1980 0.32 ac lot $151/sqft · 15% below area Est $258k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +10.7/30.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 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

AWESOME RANCH HOME! Welcome to 5796 Bobbin Ln, a nicely UPDATED home on a quiet street. Inside, you’ll find stylish LVP flooring and a comfortable layout filled with natural light. The living room features a cozy fireplace, perfect for relaxing or gathering with friends and family. The kitchen is updated with white shaker cabinets, GRANITE countertops, and stainless steel appliances, offering a clean, modern feel! The primary suite includes a tiled bathroom for a polished touch. Enjoy a SPACIOUS backyard perfect for entertaining, from cookouts to casual get-togethers. Move-in ready and easy to love—come see it for yourself!

Key facts

• Updated home
• Lvp flooring
• Cozy fireplace

Tags

• UPDATED HOME
• LVP FLOORING
• COZY FIREPLACE
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (14.8% below list).
• Recommended offer: $187k (14.8% 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.
• Zoned schools: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% FRL); Lithonia Middle School (math 8% / reading 17%, grade F, #411 of 470 statewide, top 87%, 1,214 students, 100% FRL); Lithonia High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,483 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 (+1.2%/yr); 444 active listings in the ZIP; 40 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 36% 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 42 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $172k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,383 (14.8% 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 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (median comp): $258,463
• List price: $219,999
• Delta: -14.88%
• 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
1984 Singer Way	0.26mi	3/2.5	1,380 (-5%)	5mo	$205,000	$149	73
1870 Taffeta Cv	0.56mi	3/2.0	1,485 (+2%)	0mo	$155,000	$104	70
5789 Dorian Ct	0.56mi	3/2.0	1,440 (-1%)	3mo	$199,900	$139	70
2123 Lown Farm Ln	0.66mi	3/2.0	1,443 (-1%)	4mo	$207,000	$143	65
2030 Hilda Burns Pl	0.55mi	3/2.5	1,404 (-4%)	3mo	$170,000	$121	64
1946 Taffeta Trl	0.68mi	3/2.0	1,392 (-4%)	6mo	$205,000	$147	56
1937 Young Rd	0.73mi	3/2.0	1,378 (-5%)	1mo	$210,000	$152	56
2158 Sara Ashley Way	0.64mi	4/3.0 (+1)	1,430 (-2%)	5mo	$230,000	$161	54
6082 Raintree Bnd	0.69mi	3/2.5	1,534 (+5%)	5mo	$200,000	$130	52
1748 Charmeth Rd	0.64mi	4/2.0 (+1)	1,577 (+8%)	2mo	$229,900	$146	49
6024 S Deshon Ct	0.55mi	3/2.5	1,662 (+14%)	2mo	$205,000	$123	47
5822 Cedar Croft Ln	0.67mi	3/3.0	1,650 (+13%)	4mo	$235,000	$142	39

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-45,641
• Equity at exit: $32,803

10-year hold

• IRR: -20.9%
• Equity multiple: 0.00×
• Total profit: $-61,415
• Equity at exit: $19,021

Cash invested: $61,600 (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: 444
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$340 /mo · $4,080/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-105

Break-even live

Break-even rent $2,007

Max offer price $201,444

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-43	+0% $-105	+5% $-167	+10% $-230
Rent	-10% $-253	-5% $-179	+0% $-105	+5% $-31	+10% $43
Rate	-1.0pp $6	-0.5pp $-49	base $-105	+0.5pp $-162	+1.0pp $-220

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	45d	1	0.28mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	14d	1	0.42mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	14d	1	0.45mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	26d	1	0.51mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	45d	1	0.52mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	1d	1	0.58mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	3d	1	0.63mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	18d	1	0.64mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	1d	1	0.64mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	5d	1	0.64mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	45d	1	0.68mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	21d	1	0.69mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	26d	1	0.70mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	14d	1	0.75mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	26d	1	0.75mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	45d	1	0.76mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	45d	1	0.79mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	24d	1	0.79mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	1d	1	0.79mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	7d	1	0.79mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	45d	1	0.80mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,631	$1.19	1d	1	0.80mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.80mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	45d	1	0.80mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	1d	1	0.81mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.81mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	7d	1	0.82mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	14d	1	0.82mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	4d	1	0.83mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	26d	1	0.84mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	1d	1	0.84mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	26d	1	0.84mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	14d	1	0.86mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	45d	1	0.86mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	26d	1	0.86mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	20d	1	0.87mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	3d	1	0.88mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	5d	1	0.88mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	1d	1	0.88mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	1d	1	0.89mi

Listing history 10 events

1. 2026-05-19
   status Pending 643-char remark

   Show marketing remark (643 chars)

   AWESOME RANCH HOME! Welcome to 5796 Bobbin Ln, a nicely UPDATED home on a quiet street. Inside, you’ll find stylish LVP flooring and a comfortable layout filled with natural light. The living room features a cozy fireplace, perfect for relaxing or gathering with friends and family. The kitchen is updated with white shaker cabinets, GRANITE countertops, and stainless steel appliances, offering a clean, modern feel! The primary suite includes a tiled bathroom for a polished touch. Enjoy a SPACIOUS backyard perfect for entertaining, from cookouts to casual get-togethers. Move-in ready and easy to love—come see it for yourself!

2. 2026-05-17
   historical Active Under Contract 643-char remark

   Show marketing remark (643 chars)

   AWESOME RANCH HOME! Welcome to 5796 Bobbin Ln, a nicely UPDATED home on a quiet street. Inside, you’ll find stylish LVP flooring and a comfortable layout filled with natural light. The living room features a cozy fireplace, perfect for relaxing or gathering with friends and family. The kitchen is updated with white shaker cabinets, GRANITE countertops, and stainless steel appliances, offering a clean, modern feel! The primary suite includes a tiled bathroom for a polished touch. Enjoy a SPACIOUS backyard perfect for entertaining, from cookouts to casual get-togethers. Move-in ready and easy to love—come see it for yourself!

3. 2026-04-06
   listed $219,999 Active 643-char remark

   Show marketing remark (631 chars)

   AWESOME RANCH HOME! Welcome to 5796 Bobbin Ln, a nicely UPDATED home on a quiet street. Inside, you'll find stylish LVP flooring and a comfortable layout filled with natural light. The living room features a cozy fireplace, perfect for relaxing or gathering with friends and family. The kitchen is updated with white shaker cabinets, GRANITE countertops, and stainless steel appliances, offering a clean, modern feel! The primary suite includes a tiled bathroom for a polished touch. Enjoy a SPACIOUS backyard perfect for entertaining, from cookouts to casual get-togethers. Move-in ready and easy to love-come see it for yourself!

4. 2026-04-06
   listed $219,999 New 631-char remark

   Show marketing remark (631 chars)

   AWESOME RANCH HOME! Welcome to 5796 Bobbin Ln, a nicely UPDATED home on a quiet street. Inside, you'll find stylish LVP flooring and a comfortable layout filled with natural light. The living room features a cozy fireplace, perfect for relaxing or gathering with friends and family. The kitchen is updated with white shaker cabinets, GRANITE countertops, and stainless steel appliances, offering a clean, modern feel! The primary suite includes a tiled bathroom for a polished touch. Enjoy a SPACIOUS backyard perfect for entertaining, from cookouts to casual get-togethers. Move-in ready and easy to love-come see it for yourself!

5. 2022-05-27
   soldstatus $172,000
6. 2022-05-23
   soldstatus $172,000 Sold
7. 2022-03-29
   status Under Contract
8. 2022-03-07
   listed $192,000 New
9. 1989-11-06
   soldstatus $68,000
10. 1980-08-29
    soldstatus $44,300

ⓘ 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: $4,080 · $340/mo
• Projected year-2 tax: $4,080 · $340/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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $22,486
• − Mortgage interest: −$12,323
• − Property taxes: −$4,080
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$6,400
• Taxable loss: −$5,015
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $-57/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

+396.6% since first listed

10 events — show timeline

• 2026-05-19 Pending — FMLS
• 2026-05-17 Contingent — FMLS
• 2026-04-06 Listed $219,999 GAMLS
• 2026-04-06 Listed $219,999 FMLS
• 2022-05-27 Sold (Public Records) $172,000 Public Records
• 2022-05-23 Sold (MLS) $172,000 GAMLS
• 2022-03-29 Pending — GAMLS
• 2022-03-07 Listed $192,000 GAMLS
• 1989-11-06 Sold (Public Records) $68,000 Public Records
• 1980-08-29 Sold (Public Records) $44,300 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,080 · -20.8% YoY. Source: county tax records.