2211 Jonathan Ave · Redan, GA 30058

$185,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 31 Days on market

Built 1986 6,969 sqft lot Est $214k · 13% under

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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 +20.6/30.0
• ARV discount +13.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• 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

Well-priced opportunity in a quiet, established neighborhood offering strong value for both homeowners and investors. With minimal updates needed, this home presents an excellent chance to add value and make it your own. Inside, you'll find a comfortable and functional split-level design with hardwood flooring and a generously sized main living area that provides plenty of room for everyday living and entertaining. The kitchen offers a great footprint with an eat-in space and the flexibility to update to your personal taste. The layout provides separation and versatility, with living spaces on the main level, the primary bedroom upstairs, and additional bedrooms on the lower level-creating a setup that allows for privacy and flexible use of space. This property offers solid potential whether you're planning to occupy, rent, or renovate. Conveniently located and competitively priced, this is an opportunity you don't want to miss. Schedule your showing today.

Key facts

• Hardwood flooring
• Eat-in space
• Split-level design

Tags

• HARDWOOD FLOORING
• SPLIT-LEVEL DESIGN
• EAT-IN SPACE
• PRIMARY BEDROOM UPSTAIRS

Property features AI

Exterior

• Parking: Driveway; Garage (faces front) with 1 garage space; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available
• Home design: Multi/split levels; Resale property
• Construction: Concrete and HardiPlank type siding; Other construction materials; Composition roof; Slab foundation
• Exterior features: Private yard; Deck; Side porch; Street lights in community

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Refrigerator
• Bedrooms: One bedroom on the upper level; Two bedrooms on the lower level; Bedroom(s) with other features
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo; One full bath on upper level; One full bath on lower level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Stone fireplace; No common walls; Other interior features
• Laundry & utility: Laundry in hall on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Panola Way Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 653 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 at typical pace (median 21d 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 36% 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 $6k 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 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $66k; list at $185k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $213,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2211 Jonathan Ave	0.00mi	3/2.0	1,352 (0%)	1mo	$185,000	$137	99
2030 Hilda Burns Pl	0.42mi	3/2.5	1,404 (+4%)	3mo	$170,000	$121	70
2123 Lown Farm Ln	0.41mi	3/2.0	1,443 (+7%)	4mo	$207,000	$143	67
6317 Creekford Ln	0.48mi	3/2.5	1,470 (+9%)	0mo	$219,900	$150	61
6260 Marbut Farms Ter	0.32mi	3/2.0	1,178 (-13%)	5mo	$195,000	$166	59
2060 Bedford Ct	0.70mi	4/2.0 (+1)	1,365 (+1%)	4mo	$242,500	$178	57
2158 Sara Ashley Way	0.42mi	4/3.0 (+1)	1,430 (+6%)	5mo	$230,000	$161	57
6082 Raintree Bnd	0.31mi	3/2.5	1,534 (+14%)	5mo	$200,000	$130	57
2713 Rambling Way	0.69mi	3/2.0	1,245 (-8%)	0mo	$200,000	$161	54
2690 Rambling Way	0.67mi	3/2.0	1,470 (+9%)	2mo	$228,000	$155	52
6381 Phillips Creek Dr	0.74mi	3/2.0	1,528 (+13%)	1mo	$290,000	$190	43
2863 Hillvale Cove Dr	0.70mi	3/2.0	1,550 (+15%)	4mo	$245,000	$158	40

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-17,543
• Equity at exit: $27,584

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-8,264
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$970
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $248

Break-even live

Break-even rent $1,561

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	5d	1	0.06mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	0.09mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	20d	1	0.12mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	0.32mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.33mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	43d	1	0.34mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.35mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.35mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,399	$1.78	1d	17	0.36mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	43d	1	0.36mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	0.36mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	1d	1	0.37mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	5d	1	0.41mi
2347 Wellington Cir Lithonia, GA	2.0	2.0	952	$1,500	$1.58	16d	1	0.50mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	43d	1	0.54mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.54mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	12d	1	0.56mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	20d	1	0.56mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	24d	1	0.62mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	12d	1	0.62mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	43d	1	0.69mi
6388 Charter Way Lithonia, GA	2.0	2.0	996	$1,295	$1.30	5d	1	0.70mi
2330 McKenna Square Dr Lithonia, GA	3.0	2.5	1514	$2,075	$1.37	24d	1	0.72mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	43d	1	0.72mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	16d	1	0.72mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	1d	1	0.75mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	18d	1	0.75mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	43d	1	0.77mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,695	$1.35	21d	1	0.78mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,640	$1.30	5d	1	0.78mi
6426 Charter Way Lithonia, GA	2.0	2.5	1166	$1,700	$1.46	43d	1	0.79mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	43d	1	0.79mi
6495 Wellington Chase Ct Lithonia, GA	2.0	1.0	1533	$950	$0.62	43d	1	0.79mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	24d	1	0.79mi
2049 Charter Ln Lithonia, GA	2.0	3.0	1152	$1,695	$1.47	43d	1	0.80mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	0.80mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	24d	1	0.83mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.83mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	12d	1	0.86mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	43d	1	0.88mi

Listing history 12 events

1. 2026-04-29
   status Under Contract 974-char remark

   Show marketing remark (974 chars)

   Well-priced opportunity in a quiet, established neighborhood offering strong value for both homeowners and investors. With minimal updates needed, this home presents an excellent chance to add value and make it your own. Inside, you'll find a comfortable and functional split-level design with hardwood flooring and a generously sized main living area that provides plenty of room for everyday living and entertaining. The kitchen offers a great footprint with an eat-in space and the flexibility to update to your personal taste. The layout provides separation and versatility, with living spaces on the main level, the primary bedroom upstairs, and additional bedrooms on the lower level-creating a setup that allows for privacy and flexible use of space. This property offers solid potential whether you're planning to occupy, rent, or renovate. Conveniently located and competitively priced, this is an opportunity you don't want to miss. Schedule your showing today.

2. 2026-04-29
   status Pending

   Show marketing remark (974 chars)

   Well-priced opportunity in a quiet, established neighborhood offering strong value for both homeowners and investors. With minimal updates needed, this home presents an excellent chance to add value and make it your own. Inside, you'll find a comfortable and functional split-level design with hardwood flooring and a generously sized main living area that provides plenty of room for everyday living and entertaining. The kitchen offers a great footprint with an eat-in space and the flexibility to update to your personal taste. The layout provides separation and versatility, with living spaces on the main level, the primary bedroom upstairs, and additional bedrooms on the lower level-creating a setup that allows for privacy and flexible use of space. This property offers solid potential whether you're planning to occupy, rent, or renovate. Conveniently located and competitively priced, this is an opportunity you don't want to miss. Schedule your showing today.

3. 2026-03-29
   listed $185,000 New 974-char remark

   Show marketing remark (974 chars)

   Well-priced opportunity in a quiet, established neighborhood offering strong value for both homeowners and investors. With minimal updates needed, this home presents an excellent chance to add value and make it your own. Inside, you'll find a comfortable and functional split-level design with hardwood flooring and a generously sized main living area that provides plenty of room for everyday living and entertaining. The kitchen offers a great footprint with an eat-in space and the flexibility to update to your personal taste. The layout provides separation and versatility, with living spaces on the main level, the primary bedroom upstairs, and additional bedrooms on the lower level-creating a setup that allows for privacy and flexible use of space. This property offers solid potential whether you're planning to occupy, rent, or renovate. Conveniently located and competitively priced, this is an opportunity you don't want to miss. Schedule your showing today.

4. 2026-03-15
   listed $185,000 Active
5. 2025-10-31
   historical
6. 2025-10-31
   historical Active Under Contract
7. 2025-08-22
   status Price Change
8. 2025-08-22
   price $198,000
9. 2025-07-31
   historical
10. 2025-07-02
    price $205,000
11. 2025-05-23
    listed $235,000 New
12. 1986-09-02
    soldstatus $66,200

ⓘ 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: $2,234 · $186/mo
• Projected year-2 tax: $2,234 · $186/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $22,505
• − Mortgage interest: −$10,363
• − Property taxes: −$2,234
• − Insurance: −$925
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,382
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $2,978/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

+179.5% since first listed

12 events — show timeline

• 2026-04-29 Pending — GAMLS
• 2026-04-29 Pending — FMLS
• 2026-03-29 Listed $185,000 GAMLS
• 2026-03-15 Listed $185,000 FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Contingent — GAMLS
• 2025-08-22 Relisted — GAMLS
• 2025-08-22 Price Changed $198,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-02 Price Changed $205,000 GAMLS
• 2025-05-23 Listed $235,000 GAMLS
• 1986-09-02 Sold (Public Records) $66,200 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,234 · -7.6% YoY. Source: county tax records.