1207 To Lani Ct · Redan, GA 30083

$219,999

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 18 Days on market

Built 1989 6,098 sqft lot $146/sqft · 13% below area Est $253k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +9.3/30.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1989

Property features AI

Exterior

• Parking: Detached or attached garage with 2 garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Natural gas available; Phone available; Electricity available; Sewer available; Water available
• Home design: One level; Resale property; No common walls
• Construction: HardiPlank and stone exterior; Composition roof; Pillar/post/pier raised foundation
• Exterior features: Rain gutters; Rear stairs; Deck; Other exterior features

Interior

• Kitchen: Breakfast room; White cabinets; Dishwasher; Gas oven; Garbage disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms (both on main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air with heat pump
• Interior features: High 10-ft ceilings on main level; Double-pane windows; One living room fireplace
• Laundry & utility: Laundry located in common area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (17.5% below list).
• Recommended offer: $182k (17.5% 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: Allgood Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 636 students, 100% FRL); Freedom Middle School (math 6% / reading 16%, grade F, #426 of 470 statewide, top 91%, 1,131 students, 100% FRL); 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 (-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 (+1.3%/yr); 263 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% 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

• It's been on market 18 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $181,607 (17.5% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.1

CMA / ARV

• ARV (median comp): $252,613
• List price: $219,999
• Delta: -12.91%
• 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
1207 To Lani Ct	0.00mi	3/2.0	1,504 (0%)	1mo	$219,999	$146	100
1363 To Lani Farm Rd	0.22mi	3/2.0	1,596 (+6%)	4mo	$205,000	$128	76
1235 To Lani Path	0.11mi	3/2.5	1,664 (+11%)	3mo	$260,000	$156	72
4601 Wendover Dr	0.52mi	3/2.0	1,548 (+3%)	0mo	$265,000	$171	71
1219 To Lani Dr	0.23mi	3/2.5	1,670 (+11%)	5mo	$225,000	$135	65
1381 To Lani Farm Rd	0.24mi	3/2.0	1,726 (+15%)	1mo	$289,000	$167	63
4706 Bexley Dr	0.56mi	3/2.0	1,592 (+6%)	1mo	$220,000	$138	63
1381 High Meadow Dr	0.43mi	3/1.5	1,371 (-9%)	4mo	$160,000	$117	60
1376 Colony East Cir	0.52mi	4/3.0 (+1)	1,560 (+4%)	5mo	$270,000	$173	56
1044 Autumn Crest Ct	0.59mi	3/2.0	1,648 (+10%)	3mo	$150,000	$91	54
4504 Cedar Ridge Trl	0.72mi	3/2.0	1,591 (+6%)	5mo	$230,000	$145	53
979 Oakwood Chase Cir	0.47mi	3/2.5	1,696 (+13%)	4mo	$265,000	$156	52

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-48,880
• Equity at exit: $32,803

10-year hold

• IRR: -23.8%
• Equity multiple: -0.10×
• Total profit: $-67,531
• Equity at exit: $19,021

Cash invested: $61,600 (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 30083

• Rents YoY: 1.3%
• Active inventory: 263
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$351 /mo · $4,206/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-161

Break-even live

Break-even rent $2,020

Max offer price $191,522

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-99	+0% $-161	+5% $-223	+10% $-286
Rent	-10% $-305	-5% $-233	+0% $-161	+5% $-89	+10% $-18
Rate	-1.0pp $-50	-0.5pp $-105	base $-161	+0.5pp $-218	+1.0pp $-276

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	3d	1	0.11mi
1127 Cherokee Hts Stone Mountain, GA	4.0	3.0	2184	$1,831	$0.84	14d	1	0.17mi
1102 Cherokee Hts Stone Mountain, GA	4.0	2.5	1867	$2,140	$1.15	13d	1	0.23mi
1299 To Lani Path Stone Mountain, GA	3.0	2.0	1507	$1,675	$1.11	14d	1	0.25mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	23d	1	0.52mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	14d	1	0.52mi
1380 Colony Hill Ct Stone Mountain, GA	3.0	1.5	1350	$1,500	$1.11	12d	1	0.63mi
1380 Colony Hill Ct Stone Mountain, GA	4.0	4.5	1350	$1,690	$1.25	14d	1	0.63mi
887 Ellis Rd Stone Mountain, GA	3.0	2.0	1778	$1,923	$1.08	26d	1	0.70mi
1247 Adcox Rd Stone Mountain, GA	1.0–2.0	1.0–2.0	919	$1,258	$1.37	0d	10	0.79mi
1420 S Hairston Rd Stone Mountain, GA	1.0–2.0	1.0–2.5	1011	$1,358	$1.34	21d	31	0.84mi
1221 S Indian Creek Dr Stone Mountain, GA	1.0–2.0	1.0–2.0	905	$1,725	$1.91	1d	16	0.84mi
1221 S Indian Creek Dr Stone Mountain, GA	1.0–2.0	1.0–2.0	905	$1,790	$1.98	26d	15	0.84mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	7d	1	0.87mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	7d	1	0.94mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,681	$1.57	1d	1	0.99mi
4701 Lost Colony Ct Stone Mountain, GA	3.0	2.0	1120	$1,565	$1.40	45d	1	1.06mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	6d	1	1.06mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	45d	1	1.11mi
729 Allgood Valley Ct Stone Mountain, GA	4.0	3.0	1680	$2,045	$1.22	1d	1	1.14mi
4169 Cedar Ridge Trl Stone Mountain, GA	3.0	2.0	1591	$1,870	$1.18	7d	1	1.14mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1426	$2,040	$1.43	20d	1	1.14mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1400	$2,040	$1.46	45d	1	1.14mi
4236 Glenhaven Dr Decatur, GA	3.0	2.0	1120	$1,770	$1.58	1d	1	1.15mi
1081 Brittania Rd Unit 1 Stone Mountain, GA	3.0	2.5	1866	$1,950	$1.05	45d	1	1.16mi
1081 Brittania Rd Stone Mountain, GA	3.0	3.0	1866	$1,950	$1.05	45d	1	1.16mi
3964 Carlinswood Way Stone Mountain, GA	3.0	2.5	1681	$2,000	$1.19	45d	1	1.17mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	23d	1	1.18mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,000	$0.54	5d	1	1.19mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,900	$1.03	4d	1	1.19mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	45d	1	1.20mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	45d	1	1.21mi
1600 Devon Ct Stone Mountain, GA	4.0	3.0	2100	$2,145	$1.02	26d	1	1.24mi
4852 Lost Colony Ct Stone Mountain, GA	4.0	3.0	1694	$1,775	$1.05	26d	1	1.24mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	7d	1	1.25mi
4073 Cedar Ridge Trl Stone Mountain, GA	4.0	2.5	2100	$1,761	$0.84	45d	1	1.28mi
3960 Redan Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	1339	$3,194	$2.39	3d	19	1.28mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	7d	1	1.31mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	45d	1	1.31mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	1d	1	1.31mi

Listing history 11 events

1. 2026-05-18
   status Pending Offer Approval 423-char remark

   Show marketing remark (423 chars)

   FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

2. 2026-05-18
   status Pending 423-char remark

   Show marketing remark (423 chars)

   FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

3. 2026-05-14
   historical Active Under Contract 423-char remark

   Show marketing remark (423 chars)

   FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

4. 2026-05-14
   historical Active Under Contract 423-char remark

   Show marketing remark (423 chars)

   FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

5. 2026-04-27
   listed $219,999 New 423-char remark

   Show marketing remark (423 chars)

   FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

6. 2026-04-27
   listed $219,999 Active 423-char remark

   Show marketing remark (423 chars)

   FANTASTIC OPPORTUNITY!!! All the heavy lifting has already been done for you. This home features a brand new deck, new LVP flooring and carpet throughout, and fresh interior and exterior paint, giving it a clean, move-in-ready feel. The kitchen is equipped with a new refrigerator and stove, offering both style and functionality. A solid opportunity for buyers looking for updated essentials without the premium price tag.

7. 2018-07-17
   soldstatus $93,000
8. 2015-04-14
   soldstatus $10,965,300
9. 2012-10-10
   soldstatus $56,000
10. 2001-06-04
    soldstatus $126,000
11. 1988-12-19
    soldstatus $78,700

ⓘ 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: $4,206 · $351/mo
• Projected year-2 tax: $4,206 · $351/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 2/10 Low
• 🌡 Heat 6/10 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 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,793
• − Mortgage interest: −$12,323
• − Property taxes: −$4,206
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$6,400
• Taxable loss: −$5,724
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $-561/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

+179.5% since first listed

13 events — show timeline

• 2026-06-03 Sold (MLS) $219,999 FMLS
• 2026-06-03 Sold (MLS) $219,999 GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-14 Contingent — GAMLS
• 2026-05-14 Contingent — FMLS
• 2026-04-27 Listed $219,999 FMLS
• 2026-04-27 Listed $219,999 GAMLS
• 2018-07-17 Sold (Public Records) $93,000 Public Records
• 2015-04-14 Sold (Public Records) $10,965,300 Public Records
• 2012-10-10 Sold (Public Records) $56,000 Public Records
• 2001-06-04 Sold (Public Records) $126,000 Public Records
• 1988-12-19 Sold (Public Records) $78,700 Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,206 · -9.8% YoY. Source: county tax records.