1514 Malibu Ct · Redan, GA 30035

$164,900

5 bd · 2.0 ba · 1,081 sqft · SingleFamily public records · 119 Days on market

Built 1967 0.58 ac lot $153/sqft · 22% below area Est $211k · 22% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Nestled in the middle of a quiet cul-de-sac, this all-brick, three-bedroom, two-bath home is brimming with potential and ready for a fresh chapter. Whether you're an investor looking for your next project or a savvy buyer ready to roll up your sleeves, this property is calling your name. While it needs a little TLC to shine its brightest, the solid structure, newer roof, and timeless charm make it a diamond in the rough. This home offers a fantastic layout and endless possibilities. Picture transforming it into a cozy rental property or reimagining it as the perfect starter home. Perfectly positioned on a peaceful street, this is the kind of opportunity that doesn't come around often. Don't wait. Homes with this much potential don't stay on the market long. Schedule your tour today and experience the possibilities for yourself.

Key facts

• 0.58 acre lot
• Parking
• Built 1967

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 1 comparable units currently listed for rent nearby; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 43% 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 $5k 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 + 0.9% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $165k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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: 1.45% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 5.7

CMA / ARV

• ARV (median comp): $211,449
• List price: $164,900
• Delta: -22.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4059 Big Valley Trl	0.69mi	4/2.0 (-1)	1,240 (+15%)	8mo	$245,000	$198	32

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,654
• Equity at exit: $24,587

10-year hold

• IRR: 11.7%
• Equity multiple: 1.82×
• Total profit: $37,967
• Equity at exit: $14,258

Cash invested: $46,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $617

Break-even live

Break-even rent $1,615

Max offer price $164,900

Occupancy floor 69%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1380 Colony Hill Ct Stone Mountain, GA	4.0	4.5	1350	$1,690	$1.25	12d	1	0.59mi

Listing history 30 events

1. 2026-06-18
   days on market $164,900 Active 119 DOM
2. 2026-06-17
   days on market $164,900 Active 118 DOM
3. 2026-06-16
   days on market $164,900 Active 117 DOM
4. 2026-06-15
   days on market $164,900 Active 116 DOM
5. 2026-06-13
   pricestatusdays on market $164,900 Active 114 DOM
6. 2026-06-09
   days on market $159,900 Active Under Contract 110 DOM
7. 2026-06-08
   days on market $159,900 Active Under Contract 109 DOM
8. 2026-06-07
   days on market $159,900 Active Under Contract 108 DOM
9. 2026-06-04
   days on market $159,900 Active Under Contract 105 DOM
10. 2026-06-03
    days on market $159,900 Active Under Contract 104 DOM
11. 2026-06-02
    days on market $159,900 Active Under Contract 103 DOM
12. 2026-06-01
    days on market $159,900 Active Under Contract 102 DOM
13. 2026-05-31
    days on market $159,900 Active Under Contract 101 DOM
14. 2026-03-17
    price $159,900 841-char remark

    Show marketing remark (865 chars)

    Nestled in the middle of a quiet cul-de-sac, this all-brick, three-bedroom, two-bath home is brimming with potential and ready for a fresh chapter. Whether you’re an investor looking for your next project or a savvy buyer ready to roll up your sleeves, this property is calling your name. While it needs a little TLC to shine its brightest, the solid structure, newer roof, and timeless charm make it a diamond in the rough. This home offers a fantastic layout and endless possibilities. Picture transforming it into a cozy rental property or reimagining it as the perfect starter home. Perfectly positioned on a peaceful street, this is the kind of opportunity that doesn’t come around often. Don’t wait. Homes with this much potential don’t stay on the market long. Schedule your tour today and experience the possibilities for yourself.

15. 2026-03-17
    price $159,900 865-char remark

    Show marketing remark (865 chars)

    Nestled in the middle of a quiet cul-de-sac, this all-brick, three-bedroom, two-bath home is brimming with potential and ready for a fresh chapter. Whether you’re an investor looking for your next project or a savvy buyer ready to roll up your sleeves, this property is calling your name. While it needs a little TLC to shine its brightest, the solid structure, newer roof, and timeless charm make it a diamond in the rough. This home offers a fantastic layout and endless possibilities. Picture transforming it into a cozy rental property or reimagining it as the perfect starter home. Perfectly positioned on a peaceful street, this is the kind of opportunity that doesn’t come around often. Don’t wait. Homes with this much potential don’t stay on the market long. Schedule your tour today and experience the possibilities for yourself.

16. 2026-02-19
    listed $179,900 New 841-char remark

    Show marketing remark (865 chars)

    Nestled in the middle of a quiet cul-de-sac, this all-brick, three-bedroom, two-bath home is brimming with potential and ready for a fresh chapter. Whether you’re an investor looking for your next project or a savvy buyer ready to roll up your sleeves, this property is calling your name. While it needs a little TLC to shine its brightest, the solid structure, newer roof, and timeless charm make it a diamond in the rough. This home offers a fantastic layout and endless possibilities. Picture transforming it into a cozy rental property or reimagining it as the perfect starter home. Perfectly positioned on a peaceful street, this is the kind of opportunity that doesn’t come around often. Don’t wait. Homes with this much potential don’t stay on the market long. Schedule your tour today and experience the possibilities for yourself.

17. 2026-02-19
    listed $179,900 Active 865-char remark

    Show marketing remark (865 chars)

    Nestled in the middle of a quiet cul-de-sac, this all-brick, three-bedroom, two-bath home is brimming with potential and ready for a fresh chapter. Whether you’re an investor looking for your next project or a savvy buyer ready to roll up your sleeves, this property is calling your name. While it needs a little TLC to shine its brightest, the solid structure, newer roof, and timeless charm make it a diamond in the rough. This home offers a fantastic layout and endless possibilities. Picture transforming it into a cozy rental property or reimagining it as the perfect starter home. Perfectly positioned on a peaceful street, this is the kind of opportunity that doesn’t come around often. Don’t wait. Homes with this much potential don’t stay on the market long. Schedule your tour today and experience the possibilities for yourself.

18. 2017-08-25
    soldstatus $93,000
19. 2017-08-22
    soldstatus $93,000 Sold
20. 2017-07-28
    historical Pending
21. 2017-05-25
    listed $98,000 Active
22. 2015-11-04
    soldstatus $58,600
23. 2010-07-21
    soldstatus $23,300 Sold
24. 2010-05-30
    historical
25. 2010-02-26
    price $25,000 Reduced
26. 2010-02-25
    price $25,000
27. 2010-01-19
    status
28. 2010-01-13
    historical
29. 2009-12-31
    listed $40,000 Active
30. 2004-03-08
    soldstatus $116,000

ⓘ 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: $4,106 · $342/mo
• Projected year-2 tax: $4,106 · $342/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 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: $28,745
• − Mortgage interest: −$9,237
• − Property taxes: −$4,106
• − Insurance: −$824
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$4,797
• Taxable income: $5,181
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $6,158/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

+37.8% since first listed

17 events — show timeline

• 2026-03-17 Price Changed $159,900 GAMLS
• 2026-03-17 Price Changed $159,900 FMLS
• 2026-02-19 Listed $179,900 FMLS
• 2026-02-19 Listed $179,900 GAMLS
• 2017-08-25 Sold (Public Records) $93,000 Public Records
• 2017-08-22 Sold (MLS) $93,000 FMLS
• 2017-07-28 Contingent — FMLS
• 2017-05-25 Listed $98,000 FMLS
• 2015-11-04 Sold (Public Records) $58,600 Public Records
• 2010-07-21 Sold (MLS) $23,300 FMLS
• 2010-05-30 Listing Removed — FMLS
• 2010-02-26 Price Changed $25,000 GAMLS
• 2010-02-25 Price Changed $25,000 FMLS
• 2010-01-19 Relisted — FMLS
• 2010-01-13 Listing Removed — FMLS
• 2009-12-31 Listed $40,000 FMLS
• 2004-03-08 Sold (Public Records) $116,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,106 · +8.9% YoY. Source: county tax records.