2183 Ramblewood Cir · Redan, GA 30035

$199,900

3 bd · 2.5 ba · 1,740 sqft · SingleFamily public records · 98 Days on market

Built 1997 6,098 sqft lot $115/sqft · 26% below area Est $270k · 26% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.5-bathroom split-level home in the Wilkins Cove community of Decatur. This residence offers flexible living space perfect for both everyday comfort and entertaining. With its thoughtful layout, the home provides ample room for family gatherings, a home office, or guest accommodation. The attached garage adds convenience, and the location offers easy access to schools, shopping, and commuter routes. Whether you're looking to settle in or invest, this home is full of potential and ready for your vision.

Key facts

• Attached garage
• Thoughtful layout
• Split-level home

Tags

• SPLIT-LEVEL HOME
• WILKINS COVE COMMUNITY
• FLEXIBLE LIVING SPACE
• THOUGHTFUL LAYOUT
• ATTACHED GARAGE
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.4% 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 flat; 180 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 38% of the median local income ($67k/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 98 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (median comp): $270,278
• List price: $199,900
• Delta: -26.04%
• 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
4856 Haymarket Trl	0.15mi	3/2.5	1,723 (-1%)	1mo	$245,300	$142	91
4835 Haymarket Trl	0.10mi	3/2.5	1,713 (-2%)	4mo	$250,200	$146	90
4890 Wilkins Station Dr	0.25mi	3/2.0	1,808 (+4%)	1mo	$249,950	$138	79
2329 Wilkins Cv	0.25mi	3/2.5	1,524 (-12%)	3mo	$225,000	$148	65
5051 Chadwick Ct	0.62mi	3/2.5	1,680 (-3%)	1mo	$222,500	$132	64
2203 Hidden Creek Dr	0.49mi	3/2.0	1,600 (-8%)	1mo	$300,000	$188	61
4885 Hidden Creek Pl	0.35mi	3/2.5	1,981 (+14%)	0mo	$300,000	$151	60
2267 Hampton Dr	0.58mi	3/2.5	1,560 (-10%)	3mo	$199,900	$128	53
5035 Chadwick Ct	0.59mi	4/2.0 (+1)	1,612 (-7%)	3mo	$245,000	$152	51
5042 Chadwick Ct	0.59mi	3/2.0	1,536 (-12%)	3mo	$202,000	$132	48
2428 Marsh Rabbit Bnd	0.54mi	3/2.5	2,000 (+15%)	3mo	$306,000	$153	47
4579 Tudor Castle Dr	0.66mi	3/2.0	1,534 (-12%)	4mo	$155,000	$101	45

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-24,014
• Equity at exit: $29,806

10-year hold

• IRR: -6.7%
• Equity multiple: 0.61×
• Total profit: $-21,615
• Equity at exit: $17,284

Cash invested: $55,972 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$339 /mo · $4,066/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $200

Break-even live

Break-even rent $1,861

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	5d	1	0.21mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	43d	1	0.34mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	20d	1	0.34mi
2481 Terrace Trl Decatur, GA	3.0	3.0	1752	$2,050	$1.17	43d	1	0.43mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	5d	1	0.51mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	1d	18	0.52mi
2525 Terrace Trl Unit 2525 Decatur, GA	3.0	3.0	1593	$1,850	$1.16	12d	1	0.53mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	43d	1	0.55mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	43d	1	0.56mi
2563 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,950	$1.11	12d	1	0.58mi
2553 Terrace Trl Unit 2553 Decatur, GA	3.0	2.0	1865	$1,950	$1.05	12d	1	0.58mi
2569 Terrace Trl Decatur, GA	3.0	3.0	1752	$1,800	$1.03	43d	1	0.58mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	2d	1	0.63mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	43d	1	0.63mi
4505 Dover Castle Dr Decatur, GA	4.0	2.0	1532	$1,923	$1.26	43d	1	0.70mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	43d	1	0.73mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,510	$1.27	5d	1	0.74mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	20d	1	0.76mi
2658 Avanti Way Decatur, GA	3.0	2.5	1616	$2,000	$1.24	43d	1	0.80mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	0.80mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	43d	1	0.81mi
5038 Longview Walk Decatur, GA	3.0	2.5	1577	$1,995	$1.27	43d	1	0.86mi
4936 Longview Run Decatur, GA	4.0	2.5	2238	$2,900	$1.30	43d	1	0.93mi
4948 Longview Run Decatur, GA	3.0	2.0	1892	$2,135	$1.13	5d	1	0.94mi
5108 Jack Dr Decatur, GA	3.0	2.5	1872	$2,185	$1.17	24d	1	0.98mi
1859 Broadway St Decatur, GA	3.0	2.5	1620	$2,200	$1.36	3d	1	0.99mi
4612 Grand Central Pkwy Decatur, GA	2.0	2.5	1328	$2,100	$1.58	24d	1	1.00mi
2014 Manhattan Pkwy Decatur, GA	3.0	2.5	1620	$1,956	$1.21	5d	1	1.01mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	24d	1	1.03mi
2153 Scarbrough Rd Stone Mountain, GA	3.0	2.0	1188	$1,640	$1.38	43d	1	1.04mi
2878 Snapfinger Mnr Decatur, GA	3.0	2.5	1670	$1,780	$1.07	2d	1	1.08mi
5179 Scarbrough Trl W Stone Mountain, GA	4.0	3.0	1700	$1,575	$0.93	3d	1	1.09mi
1922 Manhattan Pkwy Decatur, GA	2.0	2.5	1814	$2,000	$1.10	5d	1	1.10mi
4707 Riverwood Cir Decatur, GA	3.0	2.0	1826	$1,850	$1.01	24d	1	1.12mi
2564 Treadway Dr Decatur, GA	3.0	2.0	1927	$2,950	$1.53	43d	1	1.15mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,235	$1.22	1d	4	1.28mi
2078 Kimber Trl Stone Mountain, GA	3.0	2.0	1144	$2,013	$1.76	5d	1	1.29mi
2060 Kimber Trl Stone Mountain, GA	3.0	2.0	1058	$1,650	$1.56	2d	1	1.30mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	43d	1	1.30mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	43d	1	1.31mi

Listing history 37 events

1. 2026-06-18
   days on market $199,900 Active 98 DOM
2. 2026-06-17
   days on market $199,900 Active 97 DOM
3. 2026-06-16
   days on market $199,900 Active 96 DOM
4. 2026-06-15
   days on market $199,900 Active 95 DOM
5. 2026-06-13
   days on market $199,900 Active 93 DOM
6. 2026-06-09
   days on market $199,900 Active 89 DOM
7. 2026-06-08
   days on market $199,900 Active 88 DOM
8. 2026-06-07
   days on market $199,900 Active 87 DOM
9. 2026-06-04
   days on market $199,900 Active 84 DOM
10. 2026-06-03
    days on market $199,900 Active 83 DOM
11. 2026-06-02
    pricedays on market $199,900 Active 82 DOM
12. 2026-06-01
    days on market $240,000 Active 81 DOM
13. 2026-05-31
    days on market $240,000 Active 80 DOM
14. 2026-03-12
    listed $240,000 New 544-char remark

    Show marketing remark (550 chars)

    Welcome to this spacious 4-bedroom, 2.5-bathroom split-level home in the Wilkins Cove community of Decatur. This residence offers flexible living space perfect for both everyday comfort and entertaining. With its thoughtful layout, the home provides ample room for family gatherings, a home office, or guest accommodation. The attached garage adds convenience, and the location offers easy access to schools, shopping, and commuter routes. Whether you’re looking to settle in or invest, this home is full of potential and ready for your vision.

15. 2026-03-12
    listed $240,000 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome to this spacious 4-bedroom, 2.5-bathroom split-level home in the Wilkins Cove community of Decatur. This residence offers flexible living space perfect for both everyday comfort and entertaining. With its thoughtful layout, the home provides ample room for family gatherings, a home office, or guest accommodation. The attached garage adds convenience, and the location offers easy access to schools, shopping, and commuter routes. Whether you’re looking to settle in or invest, this home is full of potential and ready for your vision.

16. 2026-03-11
    historical
17. 2026-03-10
    historical
18. 2025-08-04
    status Back On Market
19. 2025-08-04
    status Active
20. 2025-07-16
    status Pending
21. 2025-07-15
    status Under Contract
22. 2025-07-09
    status Back On Market
23. 2025-07-09
    status Active
24. 2025-07-07
    status Under Contract
25. 2025-07-07
    status Pending
26. 2025-06-30
    status Back On Market
27. 2025-06-30
    status Active
28. 2025-06-25
    status Under Contract
29. 2025-06-25
    status Pending
30. 2025-06-16
    listed $260,000 New
31. 2025-06-16
    listed $260,000 Active
32. 2022-12-14
    historical
33. 2020-02-11
    soldstatus $137,000
34. 2001-05-15
    soldstatus $125,500
35. 1999-11-03
    soldstatus $114,900
36. 1997-11-07
    soldstatus $93,000
37. 1997-10-03
    soldstatus $93,000

ⓘ 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: $4,066 · $339/mo
• Projected year-2 tax: $4,066 · $339/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $25,371
• − Mortgage interest: −$11,198
• − Property taxes: −$4,066
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$5,815
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,582/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

• County: Dekalb County · 782,738 people
• City population: 29,279
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+158.1% since first listed

24 events — show timeline

• 2026-03-12 Listed $240,000 FMLS
• 2026-03-12 Listed $240,000 GAMLS
• 2026-03-11 Listing Removed — GAMLS
• 2026-03-10 Listing Removed — FMLS
• 2025-08-04 Relisted — GAMLS
• 2025-08-04 Relisted — FMLS
• 2025-07-16 Pending — FMLS
• 2025-07-15 Pending — GAMLS
• 2025-07-09 Relisted — GAMLS
• 2025-07-09 Relisted — FMLS
• 2025-07-07 Pending — GAMLS
• 2025-07-07 Pending — FMLS
• 2025-06-30 Relisted — GAMLS
• 2025-06-30 Relisted — FMLS
• 2025-06-25 Pending — GAMLS
• 2025-06-25 Pending — FMLS
• 2025-06-16 Listed $260,000 FMLS
• 2025-06-16 Listed $260,000 GAMLS
• 2022-12-14 Rental Removed — GAMLS
• 2020-02-11 Sold (Public Records) $137,000 Public Records
• 2001-05-15 Sold (Public Records) $125,500 Public Records
• 1999-11-03 Sold (Public Records) $114,900 Public Records
• 1997-11-07 Sold (Public Records) $93,000 Public Records
• 1997-10-03 Sold (Public Records) $93,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,066 · -13.6% YoY. Source: county tax records.