1268 To Lani Dr · Redan, GA 30083

$249,900

3 bd · 2.5 ba · 2,196 sqft · SingleFamily public records · 14 Days on market

Built 1987 0.34 ac lot Est $244k · at est.

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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).

• Cash flow +13.5/30.0
• ARV discount +6.4/15.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious traditional home in an established Stone Mountain neighborhood offering over 2,100 square feet of living space. This property features 4 bedrooms, 2 full bathrooms, and 1 half bath, providing plenty of space for families, guests, or a home office setup. The home offers a functional layout, a 2-car garage, and sits on a generous lot with a private outdoor setting ready to enjoy or customize. Built in 1987, this property presents a great opportunity for buyers looking to add their personal touch or investors seeking strong rental potential. No HOA and conveniently located near shopping, dining, parks, and major roadways, making everyday living easy and accessible. **Seller reviewing all offers on Tuesday 26th**

Key facts

• No hoa
• 0.34 acre lot
• 2 garage spots

Tags

• PRIVATE OUTDOOR SETTING
• NO HOA

Property features AI

Finance

• HOA & community: Community features: other

Exterior

• Parking: Garage; Detached 2-car garage
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available; Sewer available
• Home design: Two levels; Resale property; Composition roof
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Rear porch; Patio; Other exterior features

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Gas range; Microwave; Refrigerator; Other kitchen features
• Bedrooms: Four bedrooms on the upper level; Bedrooms with other/custom features
• Flooring: Carpet; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity and separate his & hers features
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; High-speed internet available; His and hers closets; Walk-in closet(s); Double vanity; Double-pane windows; No common walls; Brick fireplace in family room; One fireplace; Crawl space basement
• Laundry & utility: Laundry room; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-57 ($-679/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.7% below list).
• Recommended offer: $188k (24.7% 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: Clarkston High School (math 12% / reading 8%, grade F, #365 of 424 statewide, top 88%, 1,413 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 10% at this address vs 24% district-wide (-14 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 (+1.3%/yr); 263 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 41% of the median local income ($55k/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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $158k; list at $250k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $188,216 (24.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.75% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $243,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4670 Wendover Dr	0.35mi	4/3.0 (+1)	2,193 (-0%)	3mo	$270,000	$123	74
4641 Wendover Dr	0.30mi	4/2.5 (+1)	2,130 (-3%)	5mo	$242,500	$114	72
4594 Bexley Dr	0.14mi	4/3.0 (+1)	2,381 (+8%)	2mo	$249,900	$105	71
4412 Rustic Wood Dr	0.47mi	4/2.0 (+1)	2,209 (+1%)	0mo	$282,000	$128	70
1513 Spruce Ridge Way	0.61mi	3/2.0	2,266 (+3%)	1mo	$235,000	$104	64
4436 Cypress Ridge Ln	0.27mi	3/2.0	1,928 (-12%)	2mo	$162,000	$84	63
1074 Cherokee Hts	0.50mi	3/2.5	2,060 (-6%)	4mo	$200,000	$97	63
4541 Mercer Rd	0.42mi	4/2.5 (+1)	2,024 (-8%)	2mo	$295,500	$146	60
1083 TO Lani Farm Rd	0.46mi	3/2.5	2,022 (-8%)	7mo	$225,000	$111	60
1214 Mannbrook Dr	0.37mi	4/2.0 (+1)	2,040 (-7%)	5mo	$208,000	$102	60
1215 Sharonton Dr	0.47mi	4/2.5 (+1)	2,410 (+10%)	5mo	$257,800	$107	52
968 Oak Springs Ct	0.73mi	3/2.0	2,418 (+10%)	4mo	$300,000	$124	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-47,328
• Equity at exit: $37,261

10-year hold

• IRR: -16.1%
• Equity multiple: 0.16×
• Total profit: $-58,677
• Equity at exit: $21,607

Cash invested: $69,972 (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 30083

• Rents YoY: 1.3%
• Active inventory: 263
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-57

Break-even live

Break-even rent $1,954

Max offer price $239,911

Occupancy floor 98%

Sensitivity live

Price	-10% $85	-5% $14	+0% $-57	+5% $-127	+10% $-198
Rent	-10% $-205	-5% $-131	+0% $-57	+5% $18	+10% $92
Rate	-1.0pp $69	-0.5pp $7	base $-57	+0.5pp $-121	+1.0pp $-187

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1299 To Lani Path Stone Mountain, GA	3.0	2.0	1507	$1,675	$1.11	14d	1	0.21mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	3d	1	0.21mi
1206 To Lani Farm Rd Stone Mountain, GA	4.0	2.5	2760	$2,300	$0.83	0d	1	0.32mi
1127 Cherokee Hts Stone Mountain, GA	4.0	3.0	2184	$1,831	$0.84	14d	1	0.43mi
1102 Cherokee Hts Stone Mountain, GA	4.0	2.5	1867	$2,140	$1.15	13d	1	0.45mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	14d	1	0.49mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	23d	1	0.49mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	6d	1	0.76mi
4169 Cedar Ridge Trl Stone Mountain, GA	3.0	2.0	1591	$1,870	$1.18	6d	1	0.87mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,000	$0.54	5d	1	0.89mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,900	$1.03	4d	1	0.89mi
4852 Lost Colony Ct Stone Mountain, GA	4.0	3.0	1694	$1,775	$1.05	25d	1	0.94mi
1600 Devon Ct Stone Mountain, GA	4.0	3.0	2100	$2,145	$1.02	25d	1	0.94mi
887 Ellis Rd Stone Mountain, GA	3.0	2.0	1778	$1,923	$1.08	25d	1	0.94mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	45d	1	1.00mi
4073 Cedar Ridge Trl Stone Mountain, GA	4.0	2.5	2100	$1,761	$0.84	45d	1	1.01mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	3d	1	1.18mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	45d	1	1.19mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	23d	1	1.20mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	0d	1	1.28mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	6d	1	1.35mi
729 Allgood Valley Ct Stone Mountain, GA	4.0	3.0	1680	$2,045	$1.22	0d	1	1.37mi
5118 Rocky Gln Stone Mountain, GA	4.0	2.0	1932	$2,100	$1.09	45d	1	1.38mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1400	$2,040	$1.46	45d	1	1.42mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1426	$2,040	$1.43	20d	1	1.42mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	14d	1	1.43mi
4939 Clubgreen Smt Stone Mountain, GA	4.0	2.5	2156	$2,139	$0.99	45d	1	1.44mi
1081 Brittania Rd Stone Mountain, GA	3.0	3.0	1866	$1,950	$1.05	45d	1	1.45mi
1081 Brittania Rd Unit 1 Stone Mountain, GA	3.0	2.5	1866	$1,950	$1.05	45d	1	1.45mi
1922 Manhattan Pkwy Decatur, GA	2.0	2.5	1814	$2,000	$1.10	6d	1	1.45mi
1502 Vernon Blvd Decatur, GA	3.0	3.0	1515	$2,050	$1.35	25d	1	1.46mi
3964 Carlinswood Way Stone Mountain, GA	3.0	2.5	1681	$2,000	$1.19	45d	1	1.46mi

Listing history 15 events

1. 2026-06-03
   status $249,900 Pending 14 DOM

   Show marketing remark (729 chars)

   Spacious traditional home in an established Stone Mountain neighborhood offering over 2,100 square feet of living space. This property features 4 bedrooms, 2 full bathrooms, and 1 half bath, providing plenty of space for families, guests, or a home office setup. The home offers a functional layout, a 2-car garage, and sits on a generous lot with a private outdoor setting ready to enjoy or customize. Built in 1987, this property presents a great opportunity for buyers looking to add their personal touch or investors seeking strong rental potential. No HOA and conveniently located near shopping, dining, parks, and major roadways, making everyday living easy and accessible. **Seller reviewing all offers on Tuesday 26th**

2. 2026-06-02
   days on market $249,900 Active 14 DOM
3. 2026-06-01
   days on market $249,900 Active 13 DOM
4. 2026-05-31
   days on market $249,900 Active 12 DOM
5. 2026-05-19
   listed $249,900 New 729-char remark

   Show marketing remark (729 chars)

   Spacious traditional home in an established Stone Mountain neighborhood offering over 2,100 square feet of living space. This property features 4 bedrooms, 2 full bathrooms, and 1 half bath, providing plenty of space for families, guests, or a home office setup. The home offers a functional layout, a 2-car garage, and sits on a generous lot with a private outdoor setting ready to enjoy or customize. Built in 1987, this property presents a great opportunity for buyers looking to add their personal touch or investors seeking strong rental potential. No HOA and conveniently located near shopping, dining, parks, and major roadways, making everyday living easy and accessible. **Seller reviewing all offers on Tuesday 26th**

6. 2026-05-19
   listed $249,900 Active

   Show marketing remark (729 chars)

   Spacious traditional home in an established Stone Mountain neighborhood offering over 2,100 square feet of living space. This property features 4 bedrooms, 2 full bathrooms, and 1 half bath, providing plenty of space for families, guests, or a home office setup. The home offers a functional layout, a 2-car garage, and sits on a generous lot with a private outdoor setting ready to enjoy or customize. Built in 1987, this property presents a great opportunity for buyers looking to add their personal touch or investors seeking strong rental potential. No HOA and conveniently located near shopping, dining, parks, and major roadways, making everyday living easy and accessible. **Seller reviewing all offers on Tuesday 26th**

7. 2017-06-28
   soldstatus $157,600
8. 2017-06-23
   soldstatus $157,600 Sold 311-char remark

   Show marketing remark (311 chars)

   NOT A SHORT SALE OR FORECLOSURE*BEST DEAL IN ENTIRE AREA*WOW!GORGEOUS 2 STORY HOME IN EXCELLENT LOCATION*TOTALLY UPDATED & SHOWS LIKE MODEL*FRESHLY PAINTED IN DESIGNER COLORS & BRAND NEW CARPET AND FLOORING THRU OUT*BRIGHT NEW KITCHEN WITH ALL NEW APPLIANCES*SPACIOUS BEDRMS*PRIVATE B'YRD*A MUST SEE!!!

9. 2017-05-16
   historical Pending 311-char remark

   Show marketing remark (311 chars)

   NOT A SHORT SALE OR FORECLOSURE*BEST DEAL IN ENTIRE AREA*WOW!GORGEOUS 2 STORY HOME IN EXCELLENT LOCATION*TOTALLY UPDATED & SHOWS LIKE MODEL*FRESHLY PAINTED IN DESIGNER COLORS & BRAND NEW CARPET AND FLOORING THRU OUT*BRIGHT NEW KITCHEN WITH ALL NEW APPLIANCES*SPACIOUS BEDRMS*PRIVATE B'YRD*A MUST SEE!!!

10. 2017-05-12
    listed $149,900 Active 311-char remark

    Show marketing remark (311 chars)

    NOT A SHORT SALE OR FORECLOSURE*BEST DEAL IN ENTIRE AREA*WOW!GORGEOUS 2 STORY HOME IN EXCELLENT LOCATION*TOTALLY UPDATED & SHOWS LIKE MODEL*FRESHLY PAINTED IN DESIGNER COLORS & BRAND NEW CARPET AND FLOORING THRU OUT*BRIGHT NEW KITCHEN WITH ALL NEW APPLIANCES*SPACIOUS BEDRMS*PRIVATE B'YRD*A MUST SEE!!!

11. 2007-10-22
    soldstatus $123,800
12. 2007-10-05
    soldstatus $123,800
13. 2007-05-10
    listed $134,900
14. 1990-04-30
    soldstatus $88,600
15. 1987-12-21
    soldstatus $115,000

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$1,551/yr (+$129/mo · 207.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,586
• − Mortgage interest: −$13,998
• − Property taxes: −$748
• − Insurance: −$2,047
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$7,270
• Taxable loss: −$5,091
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $543/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): 62,724
• Household income: $55,307
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 3574.0

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 (75%)
• Race & ethnicity: Black 75% White 8% Asian 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Arab 1%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 71% English-only · Spanish 4% Other Indo-European 4% Vietnamese 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: ▼ -213.61%
• Current HPI: 216.2527
• Rent YoY: ▲ 1.31%
• 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

+117.3% since first listed

13 events — show timeline

• 2026-06-03 Pending — GAMLS
• 2026-06-03 Pending — FMLS
• 2026-05-19 Listed $249,900 FMLS
• 2026-05-19 Listed $249,900 GAMLS
• 2017-06-28 Sold (Public Records) $157,600 Public Records
• 2017-06-23 Sold (MLS) $157,600 FMLS
• 2017-05-16 Contingent — FMLS
• 2017-05-12 Listed $149,900 FMLS
• 2007-10-22 Sold (Public Records) $123,800 Public Records
• 2007-10-05 Sold (MLS) $123,800 FMLS
• 2007-05-10 Listed $134,900 FMLS
• 1990-04-30 Sold (Public Records) $88,600 Public Records
• 1987-12-21 Sold (Public Records) $115,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $748 · -5.0% YoY. Source: county tax records.