887 Brandy Oaks Ln · Redan, GA 30088

$97,000

2 bd · 1.5 ba · 1,045 sqft · Townhouse public records · 138 Days on market

Built 1982 3,484 sqft lot $93/sqft · 37% below area Est $152k · 36% under $70/mo HOA · 4% of rent

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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
• 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

Wonderful Townhome close to everything. Perfect for the professional looking to get ahead. Investors welcome.

Key facts

• $70 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $97k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 5.3% 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 rising (+3.7%/yr); 220 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 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 + 3.7% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $28k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $97k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.65% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 5.1

CMA / ARV

• ARV (median comp): $151,696
• List price: $97,000
• Delta: -36.06%
• 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
814 Heritage Oaks Dr	0.16mi	2/2.5	1,028 (-2%)	9mo	$150,000	$146	79
883 Heritage Oaks Dr	0.19mi	3/2.5 (+1)	1,160 (+11%)	11mo	$190,000	$164	55

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $17,455
• Equity at exit: $14,463

10-year hold

• IRR: 25.0%
• Equity multiple: 3.26×
• Total profit: $61,489
• Equity at exit: $8,387

Cash invested: $27,160 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$509
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$40
• HOA: −$70
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $501

Break-even live

Break-even rent $963

Max offer price $97,000

Occupancy floor 64%

Sensitivity live

Price	-10% $556	-5% $529	+0% $501	+5% $474	+10% $446
Rent	-10% $375	-5% $438	+0% $501	+5% $564	+10% $627
Rate	-1.0pp $550	-0.5pp $526	base $501	+0.5pp $476	+1.0pp $451

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	0d	1	0.20mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	44d	1	0.23mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,550	$1.20	0d	1	0.28mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	13d	1	0.29mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	23d	1	0.45mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	44d	1	0.45mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	0.45mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,092	$1.20	6d	1	0.51mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,681	$1.57	0d	1	0.60mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	44d	1	0.62mi
1163 Mainstreet Valley Dr Stone Mountain, GA	3.0	2.0	1024	$1,476	$1.44	25d	1	0.64mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	0.67mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	6d	1	0.69mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	44d	1	0.72mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	2d	1	0.75mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	13d	1	0.77mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,738	$1.34	0d	1	0.81mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	6d	1	0.86mi
1247 Adcox Rd Stone Mountain, GA	1.0–2.0	1.0–2.0	919	$1,259	$1.37	2d	10	0.98mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	18d	1	1.13mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	44d	1	1.13mi
1420 S Hairston Rd Stone Mountain, GA	1.0–2.0	1.0–2.5	1011	$1,358	$1.34	20d	31	1.19mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	12d	1	1.27mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	18d	1	1.29mi
478 Prince of Wales Stone Mountain, GA	2.0	2.0	1064	$1,475	$1.39	44d	1	1.41mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	23d	1	1.44mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	3d	1	1.45mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 50 events

1. 2026-06-21
   days on market $97,000 Active 138 DOM
2. 2026-06-18
   days on market $97,000 Active 135 DOM
3. 2026-06-17
   days on market $97,000 Active 134 DOM
4. 2026-06-16
   days on market $97,000 Active 133 DOM
5. 2026-06-15
   days on market $97,000 Active 132 DOM
6. 2026-06-13
   pricedays on market $97,000 Active 130 DOM
7. 2026-06-09
   days on market $98,000 Active 126 DOM
8. 2026-06-08
   days on market $98,000 Active 125 DOM
9. 2026-06-07
   days on market $98,000 Active 124 DOM
10. 2026-06-04
    days on market $98,000 Active 121 DOM
11. 2026-06-03
    days on market $98,000 Active 120 DOM
12. 2026-06-02
    days on market $98,000 Active 119 DOM
13. 2026-06-01
    days on market $98,000 Active 118 DOM
14. 2026-05-31
    days on market $98,000 Active 117 DOM
15. 2026-04-09
    price $98,000 109-char remark

    Show marketing remark (109 chars)

    Wonderful Townhome close to everything. Perfect for the professional looking to get ahead. Investors welcome.

16. 2025-12-31
    historical
17. 2025-12-04
    price $105,000
18. 2025-10-28
    price $110,000
19. 2025-09-01
    listed $99,999 New 109-char remark

    Show marketing remark (109 chars)

    Wonderful Townhome close to everything. Perfect for the professional looking to get ahead. Investors welcome.

20. 2025-09-01
    listed $125,000 New

    Show marketing remark (109 chars)

    Wonderful Townhome close to everything. Perfect for the professional looking to get ahead. Investors welcome.

21. 2016-12-23
    soldstatus $45,000
22. 2016-12-22
    soldstatus $45,000 Sold
23. 2016-12-22
    soldstatus $45,000 Sold
24. 2016-12-21
    status Under Contract
25. 2016-12-21
    historical Pending
26. 2016-11-04
    price $45,000
27. 2016-11-04
    price $45,000
28. 2016-09-24
    price $49,900
29. 2016-09-24
    price $49,900
30. 2016-08-23
    price $52,900
31. 2016-08-23
    price $52,900
32. 2016-08-05
    listed $54,500 New
33. 2016-08-03
    listed $54,500 Active
34. 2015-10-30
    price $28,000
35. 2015-01-26
    soldstatus $28,000 Sold
36. 2015-01-07
    status Under Contract
37. 2015-01-07
    price $33,000
38. 2014-12-02
    status Back On Market
39. 2014-11-24
    status Under Contract
40. 2014-11-14
    listed $33,000 New
41. 2008-04-29
    soldstatus $43,000
42. 2007-12-04
    listed $48,000
43. 2005-05-06
    soldstatus $52,500
44. 1997-12-29
    soldstatus $58,600
45. 1996-06-03
    soldstatus $48,600
46. 1996-06-03
    soldstatus $52,900
47. 1991-09-10
    soldstatus $52,466
48. 1991-08-01
    soldstatus $52,400
49. 1988-07-21
    soldstatus $57,000
50. 1982-10-26
    soldstatus $47,000

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,167
• − Mortgage interest: −$5,434
• − Property taxes: −$1,697
• − Insurance: −$485
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − HOA: −$840
• − Depreciation: −$2,822
• Taxable income: $4,823
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $4,858/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): 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

+108.5% since first listed

36 events — show timeline

• 2026-04-09 Price Changed $98,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-04 Price Changed $105,000 GAMLS
• 2025-10-28 Price Changed $110,000 GAMLS
• 2025-09-01 Listed $125,000 GAMLS
• 2025-09-01 Listed $99,999 GAMLS
• 2016-12-23 Sold (Public Records) $45,000 Public Records
• 2016-12-22 Sold (MLS) $45,000 GAMLS
• 2016-12-22 Sold (MLS) $45,000 FMLS
• 2016-12-21 Pending — GAMLS
• 2016-12-21 Contingent — FMLS
• 2016-11-04 Price Changed $45,000 GAMLS
• 2016-11-04 Price Changed $45,000 FMLS
• 2016-09-24 Price Changed $49,900 GAMLS
• 2016-09-24 Price Changed $49,900 FMLS
• 2016-08-23 Price Changed $52,900 GAMLS
• 2016-08-23 Price Changed $52,900 FMLS
• 2016-08-05 Listed $54,500 GAMLS
• 2016-08-03 Listed $54,500 FMLS
• 2015-10-30 Price Changed $28,000 GAMLS
• 2015-01-26 Sold (MLS) $28,000 GAMLS
• 2015-01-07 Pending — GAMLS
• 2015-01-07 Price Changed $33,000 GAMLS
• 2014-12-02 Relisted — GAMLS
• 2014-11-24 Pending — GAMLS
• 2014-11-14 Listed $33,000 GAMLS
• 2008-04-29 Sold (MLS) $43,000 FMLS
• 2007-12-04 Listed $48,000 FMLS
• 2005-05-06 Sold (Public Records) $52,500 Public Records
• 1997-12-29 Sold (Public Records) $58,600 Public Records
• 1996-06-03 Sold (Public Records) $52,900 Public Records
• 1996-06-03 Sold (Public Records) $48,600 Public Records
• 1991-09-10 Sold (Public Records) $52,466 Public Records
• 1991-08-01 Sold (Public Records) $52,400 Public Records
• 1988-07-21 Sold (Public Records) $57,000 Public Records
• 1982-10-26 Sold (Public Records) $47,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,697 · -0.3% YoY. Source: county tax records.