5900 Dart Dr · Redan, GA 30058

$115,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 8 Days on market

Built 1980 0.37 ac lot Est $202k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 5900 Dart Drive, a single-story ranch offering a functional layout and plenty of potential. The home features three bedrooms, two full bathrooms, a family room with a fireplace, and a dining area that connects to the kitchen. Outside, the spacious backyard and deck provide ample room for outdoor enjoyment and entertaining. An attached two-car garage adds convenience and storage space. While the property will benefit from renovations and updates, it presents an excellent opportunity for investors, renovators, or buyers looking to customize a home to their tastes. Conveniently located near shopping, dining, parks, and major commuter routes, this property offers a chance to create value and make it your own.

Key facts

• Spacious backyard
• Single-story ranch
• 0.37 acre lot

Tags

• SINGLE-STORY RANCH
• FAMILY ROOM WITH FIREPLACE
• SPACIOUS BACKYARD
• ATTACHED TWO-CAR GARAGE

Property features AI

Exterior

• Parking: Driveway; Attached garage with 2 garage spaces; Open parking available
• Utilities: Water: other; Electric: other; Sewer: other; Utilities: other
• Home design: One-level home
• Construction: Frame construction with wood siding; Composition roof; Slab foundation; Resale condition
• Exterior features: Deck; Asphalt road frontage on a city street

Interior

• Kitchen: Eat-in kitchen with stained cabinets; Solid surface counters; Open view to the family room; Dishwasher
• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Entrance foyer; One fireplace located in the family room; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.4% 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.
• Zoned schools: Redan Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 521 students, 100% 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 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 35% 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate wind risk, 26% 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 $115,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.81
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $202,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5854 Bobbin Ln	0.15mi	3/2.0	1,176 (0%)	13mo	$200,000	$170	82
1821 Herringbone Holw	0.30mi	3/2.0	1,152 (-2%)	2mo	$180,000	$156	81
1829 Herringbone Holw	0.31mi	3/2.0	1,152 (-2%)	11mo	$255,000	$221	73
5676 Marbut Rd	0.53mi	3/2.0	1,215 (+3%)	1mo	$225,000	$185	69
1836 Gingham Ct	0.62mi	3/2.0	1,170 (-0%)	2mo	$205,000	$175	69
1914 Taffeta Trl	0.63mi	3/2.0	1,189 (+1%)	1mo	$205,000	$172	68
1815 Herringbone Holw	0.28mi	3/2.0	1,204 (+2%)	18mo	$169,000	$140	68
1803 Gingham Ct	0.66mi	3/2.0	1,170 (-0%)	6mo	$173,000	$148	64
2067 Singer Way	0.28mi	4/2.0 (+1)	1,296 (+10%)	16mo	$285,000	$220	51
2083 Mallard Way	0.71mi	3/2.0	1,200 (+2%)	17mo	$168,000	$140	49
2067 Wellborn Close	0.54mi	3/2.5	1,333 (+13%)	7mo	$225,000	$169	45
1665 Dunbarton Dr	0.75mi	3/2.0	1,269 (+8%)	9mo	$220,000	$173	44

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $9,529
• Equity at exit: $17,147

10-year hold

• IRR: 15.2%
• Equity multiple: 2.12×
• Total profit: $36,197
• Equity at exit: $9,943

Cash invested: $32,200 (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: 435
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$603
• Tax from tax record: −$287 /mo · $3,447/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $491

Break-even live

Break-even rent $1,188

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	12d	1	0.52mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.64mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.64mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	16d	1	0.68mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	43d	1	0.74mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.78mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	43d	1	0.84mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	12d	1	0.84mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	24d	1	0.84mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	21d	1	0.88mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	12d	1	0.88mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	43d	1	0.88mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.88mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,681	$1.23	5d	1	0.88mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	43d	1	0.89mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	43d	1	0.89mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,494	$1.28	3d	1	0.89mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	12d	1	0.90mi
1610 Burnstone Dr Stone Mountain, GA	3.0	2.0	1370	$1,850	$1.35	43d	1	0.92mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	2d	1	0.92mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	24d	1	0.92mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	24d	1	0.93mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	24d	1	0.94mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	43d	1	0.94mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	20d	1	0.94mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	5d	1	0.97mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	2d	1	0.97mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	1d	1	1.01mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	1.02mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	1.02mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	1.04mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	2d	1	1.05mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	1d	17	1.13mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	43d	1	1.13mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	43d	1	1.18mi
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,675	$1.22	5d	1	1.20mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$2,369	$1.12	1d	97	1.21mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	1.21mi
6388 Charter Way Lithonia, GA	2.0	2.0	996	$1,295	$1.30	5d	1	1.23mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	1.24mi

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 8 DOM
2. 2026-06-17
   days on market $115,000 Active 7 DOM
3. 2026-06-16
   pricedays on market $115,000 Active 6 DOM
4. 2026-06-15
   days on market $139,900 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $139,900 Active 3 DOM

ⓘ 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: $3,447 · $287/mo
• Projected year-2 tax: $3,447 · $287/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 · 18 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: $21,718
• − Mortgage interest: −$6,442
• − Property taxes: −$3,447
• − Insurance: −$575
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,345
• Taxable income: $4,433
• Est. tax owed @ 24.0%: −$1,064
• After-tax cash flow: $4,834/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

+213.0% since first listed

17 events — show timeline

• 2026-06-10 Listed $139,900 FMLS
• 2026-06-10 Listed $139,900 GAMLS
• 2018-08-28 Sold (Public Records) $35,135,800 Public Records
• 2014-12-18 Price Changed $55,000 FMLS
• 2014-12-11 Price Changed $55,000 GAMLS
• 2014-12-08 Sold (Public Records) $55,000 Public Records
• 2014-12-05 Listing Removed — FMLS
• 2014-11-25 Sold (MLS) $55,000 GAMLS
• 2014-11-25 Sold (MLS) $55,000 FMLS
• 2014-11-25 Price Changed $69,000 FMLS
• 2014-10-30 Pending — GAMLS
• 2014-10-30 Pending — FMLS
• 2014-10-15 Price Changed $69,000 GAMLS
• 2014-10-08 Listed $69,000 FMLS
• 2014-10-08 Listed $69,000 GAMLS
• 1986-07-03 Sold (Public Records) $60,900 Public Records
• 1980-05-29 Sold (Public Records) $44,700 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,447 · +17.8% YoY. Source: county tax records.