5735 Strathmoor Mnr · Redan, GA 30058

$170,000

2 bd · 1.5 ba · 1,280 sqft · Townhouse public records · 138 Days on market

Built 2002 5,662 sqft lot $133/sqft · 21% below area Est $216k · 21% under $67/mo HOA · 4% of rent ↓ 8% since listing

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• 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

This is an end unit Townhome conveniently located for shopping and public transportation. this unit would be perfect for 1st time homebuyers or investors. The unit is in very good condition and is just in need of some updating.

Key facts

• $67 HOA
• 2 parking spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (0.6% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.4% in Redan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 33% 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 $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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $149,600 (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: 0.99% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $216,067
• List price: $170,000
• Delta: -21.32%
• 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
2237 Wind Rose Ct	0.26mi	2/2.5	1,272 (-1%)	6mo	$170,000	$134	78
5793 Wind Gate Ln	0.25mi	3/2.5 (+1)	1,272 (-1%)	1mo	$165,000	$130	78
5723 Windfall Ln	0.17mi	2/2.5	1,372 (+7%)	2mo	$100,000	$73	74
5553 Strathmoor Manor Cir	0.11mi	3/2.5 (+1)	1,340 (+5%)	8mo	$160,727	$120	71
5536 Strathmoor Manor Cir	0.11mi	3/2.5 (+1)	1,368 (+7%)	9mo	$205,000	$150	67
2353 Haran Dr #43	0.40mi	3/2.5 (+1)	1,418 (+11%)	3mo	$255,000	$180	52
2343 Haran Dr #47	0.40mi	3/2.5 (+1)	1,418 (+11%)	4mo	$299,990	$212	51
2335 Haran Dr #51	0.40mi	3/2.5 (+1)	1,418 (+11%)	4mo	$299,990	$212	51
2360 Haran Dr #34	0.38mi	3/2.5 (+1)	1,418 (+11%)	6mo	$289,990	$205	50
2351 Haran Dr #44	0.40mi	3/2.5 (+1)	1,418 (+11%)	7mo	$289,990	$205	49
2355 Haran Dr #42	0.40mi	3/2.5 (+1)	1,418 (+11%)	8mo	$294,990	$208	48
2349 Haran Dr #45	0.40mi	3/2.5 (+1)	1,418 (+11%)	9mo	$299,990	$212	47

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-24,552
• Equity at exit: $25,348

10-year hold

• IRR: -9.5%
• Equity multiple: 0.47×
• Total profit: $-25,452
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$67
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $94

Break-even live

Break-even rent $1,572

Max offer price $170,000

Occupancy floor 89%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	5d	1	0.02mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	2d	1	0.06mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	24d	1	0.08mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	24d	1	0.09mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	44d	1	0.09mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	44d	1	0.10mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	22d	1	0.11mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	19d	1	0.12mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	44d	1	0.12mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	0.12mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	24d	1	0.12mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	13d	1	0.15mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	24d	1	0.15mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,681	$1.23	5d	1	0.16mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	44d	1	0.17mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	13d	1	0.18mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.21mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.26mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	2d	1	0.35mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	0.43mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	24d	1	0.44mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,494	$1.28	4d	1	0.51mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.57mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.68mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.68mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	5d	1	0.80mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	13d	1	0.80mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	2d	17	0.84mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	44d	1	0.85mi
2248 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	44d	1	0.87mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	5d	1	0.88mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.88mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	20d	1	0.93mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.95mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.95mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	1.00mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	21d	1	1.00mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	44d	1	1.01mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	44d	1	1.01mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	17d	1	1.03mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 13 events

1. 2026-06-13
   statusdays on market $170,000 Under Contract 138 DOM
2. 2026-06-09
   days on market $170,000 Active 137 DOM
3. 2026-06-08
   days on market $170,000 Active 136 DOM
4. 2026-06-07
   days on market $170,000 Active 135 DOM
5. 2026-06-04
   days on market $170,000 Active 132 DOM
6. 2026-06-03
   days on market $170,000 Active 131 DOM
7. 2026-06-02
   days on market $170,000 Active 130 DOM
8. 2026-06-01
   days on market $170,000 Active 129 DOM
9. 2026-05-31
   days on market $170,000 Active 128 DOM
10. 2026-05-01
    status Back On Market 227-char remark

    Show marketing remark (227 chars)

    This is an end unit Townhome conveniently located for shopping and public transportation. this unit would be perfect for 1st time homebuyers or investors. The unit is in very good condition and is just in need of some updating.

11. 2026-03-10
    historical Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    This is an end unit Townhome conveniently located for shopping and public transportation. this unit would be perfect for 1st time homebuyers or investors. The unit is in very good condition and is just in need of some updating.

12. 2026-02-07
    price $170,000 227-char remark

    Show marketing remark (227 chars)

    This is an end unit Townhome conveniently located for shopping and public transportation. this unit would be perfect for 1st time homebuyers or investors. The unit is in very good condition and is just in need of some updating.

13. 2026-01-23
    listed $185,500 New 227-char remark

    Show marketing remark (227 chars)

    This is an end unit Townhome conveniently located for shopping and public transportation. this unit would be perfect for 1st time homebuyers or investors. The unit is in very good condition and is just in need of some updating.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $20,287
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$804
• − Depreciation: −$4,945
• Taxable loss: −$1,631
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,516/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

-8.4% since first listed

4 events — show timeline

• 2026-05-01 Relisted — GAMLS
• 2026-03-10 Contingent — GAMLS
• 2026-02-07 Price Changed $170,000 GAMLS
• 2026-01-23 Listed $185,500 GAMLS

Property tax history

-10.5%/yr

Latest (2025): $303 · -5.6% YoY. Source: county tax records.