4839 Plymouth Trce · Redan, GA 30035

$185,000

2 bd · 2.0 ba · 1,130 sqft · SingleFamily public records · 47 Days on market

Built 1989 5,227 sqft lot $164/sqft · 24% below area Est $244k · 24% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• 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

Home is priced below market value! Instant equity! Major updates include: BRAND NEW HVAC installed 1/13/2026 with a 10-year transferrable warranty, a 3-year-old roof, a newer water heater, freshly painted interior 2025, and new LVP flooring in the living room. Live, work, play, in Decatur! Near I-20 and I-285. This charming 2-bedroom, 1-bath home also features a versatile bonus room currently used as a 3rd bedroom apartment with its own private entrance; perfect for guests, rental income, or a home office. Inside, you'll find a cozy living room with a fireplace, a remodeled bathroom completed just 2 years ago, and updated flooring in the kitchen and living area. The fenced-in yard is ideal for pets, gardening, or entertaining, and with no HOA, you'll enjoy the freedom to truly make this home your own. Whether you're a first-time buyer, investor, or downsizer, this Decatur gem offers unbeatable value and opportunity.

Key facts

• New hvac
• Newer water heater
• Private entrance

Tags

• NEW HVAC
• 3 YEAR OLD ROOF
• NEWER WATER HEATER
• NEW LVP FLOORING
• VERSATILE BONUS ROOM
• PRIVATE ENTRANCE

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story (one level); Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Back yard with fencing (fenced)

Interior

• Kitchen: Cabinets (other/updated); Electric cooktop; Electric oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary suite located on the main level
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom; Master bath with shower (no tub)
• Heating & cooling: Wall heating units; Window cooling units
• Interior features: One fireplace in the living room; No shared/common walls; Other interior features; Bonus room
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $172k (7.2% below list).
• Recommended offer: $172k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.3% 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; 187 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $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 47 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 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 $68k; list at $185k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,715 (7.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 7% 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: 0.93% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $244,355
• List price: $185,000
• Delta: -24.29%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Wilkins Ct	0.18mi	3/2.5 (+1)	1,137 (+1%)	3mo	$254,000	$223	81
2322 Wilkins Ct	0.21mi	3/2.0 (+1)	1,288 (+14%)	3mo	$192,000	$149	60

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-17,507
• Equity at exit: $27,584

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-8,943
• 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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 187
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $254

Break-even live

Break-even rent $1,396

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $358	-5% $306	+0% $254	+5% $201	+10% $149
Rent	-10% $118	-5% $186	+0% $254	+5% $321	+10% $389
Rate	-1.0pp $347	-0.5pp $301	base $254	+0.5pp $206	+1.0pp $157

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	0d	1	0.51mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	4d	1	0.51mi
4946 Snapfinger Woods Dr Decatur, GA	1.0–2.0	1.0–2.5	965	$1,259	$1.30	2d	18	0.52mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,192	$1.01	6d	1	0.63mi
2577 Terrace Trl Decatur, GA	2.0	2.5	821	$1,795	$2.19	44d	1	0.64mi
4908 Longview Walk Decatur, GA	3.0	2.5	1480	$2,000	$1.35	44d	1	0.76mi
4917 Longview Walk Decatur, GA	3.0	2.5	1486	$2,000	$1.35	21d	1	0.79mi
2545 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.86mi
2559 Walden Lake Dr Unit 1 Decatur, GA	3.0	2.5	1464	$2,000	$1.37	44d	1	0.87mi
2153 Scarbrough Rd Stone Mountain, GA	3.0	2.0	1188	$1,640	$1.38	44d	1	0.90mi
10 Friendly Hills Dr Decatur, GA	2.0	2.0	994	$1,534	$1.54	25d	1	0.96mi
4612 Grand Central Pkwy Decatur, GA	2.0	2.5	1328	$2,100	$1.58	25d	1	0.97mi
2078 Kimber Trl Stone Mountain, GA	3.0	2.0	1144	$1,973	$1.72	0d	1	1.15mi
2060 Kimber Trl Stone Mountain, GA	3.0	2.0	1058	$1,650	$1.56	4d	1	1.16mi
4433 Golf Vista Cir Decatur, GA	3.0	2.5	1495	$1,350	$0.90	25d	1	1.17mi
4711 Bishop Ming Blvd Stone Mountain, GA	1.0–2.0	1.0	800	$1,587	$1.98	44d	1	1.19mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	44d	1	1.25mi
1958 Overton Trl Stone Mountain, GA	3.0	2.0	1100	$1,625	$1.48	23d	1	1.28mi
4433 Highland Rd Decatur, GA	3.0	1.0	864	$1,450	$1.68	44d	1	1.38mi
4336 Pleasant Point Dr Decatur, GA	1.0–3.0	1.0–2.0	1010	$1,081	$1.07	0d	3	1.42mi
4225 Wingfoot Ct Decatur, GA	2.0	2.0	1120	$1,600	$1.43	25d	1	1.45mi

Listing history 22 events

1. 2026-06-09
   days on market $185,000 Active 47 DOM
2. 2026-06-08
   days on market $185,000 Active 46 DOM
3. 2026-06-07
   days on market $185,000 Active 45 DOM
4. 2026-06-04
   days on market $185,000 Active 42 DOM
5. 2026-06-03
   days on market $185,000 Active 41 DOM
6. 2026-06-02
   days on market $185,000 Active 40 DOM
7. 2026-06-01
   days on market $185,000 Active 39 DOM
8. 2026-05-31
   days on market $185,000 Active 38 DOM
9. 2026-04-23
   listed $185,000 New 929-char remark

   Show marketing remark (929 chars)

   Home is priced below market value! Instant equity! Major updates include: BRAND NEW HVAC installed 1/13/2026 with a 10-year transferrable warranty, a 3-year-old roof, a newer water heater, freshly painted interior 2025, and new LVP flooring in the living room. Live, work, play, in Decatur! Near I-20 and I-285. This charming 2-bedroom, 1-bath home also features a versatile bonus room currently used as a 3rd bedroom apartment with its own private entrance; perfect for guests, rental income, or a home office. Inside, you'll find a cozy living room with a fireplace, a remodeled bathroom completed just 2 years ago, and updated flooring in the kitchen and living area. The fenced-in yard is ideal for pets, gardening, or entertaining, and with no HOA, you'll enjoy the freedom to truly make this home your own. Whether you're a first-time buyer, investor, or downsizer, this Decatur gem offers unbeatable value and opportunity.

10. 2026-04-23
    listed $185,000 Active 947-char remark

    Show marketing remark (929 chars)

    Home is priced below market value! Instant equity! Major updates include: BRAND NEW HVAC installed 1/13/2026 with a 10-year transferrable warranty, a 3-year-old roof, a newer water heater, freshly painted interior 2025, and new LVP flooring in the living room. Live, work, play, in Decatur! Near I-20 and I-285. This charming 2-bedroom, 1-bath home also features a versatile bonus room currently used as a 3rd bedroom apartment with its own private entrance; perfect for guests, rental income, or a home office. Inside, you'll find a cozy living room with a fireplace, a remodeled bathroom completed just 2 years ago, and updated flooring in the kitchen and living area. The fenced-in yard is ideal for pets, gardening, or entertaining, and with no HOA, you'll enjoy the freedom to truly make this home your own. Whether you're a first-time buyer, investor, or downsizer, this Decatur gem offers unbeatable value and opportunity.

11. 2026-04-20
    historical
12. 2026-02-12
    price $189,900
13. 2026-01-14
    listed $199,900 New
14. 2026-01-14
    historical
15. 2026-01-13
    historical
16. 2025-12-08
    listed $174,900 Active
17. 2025-12-08
    listed $174,900 New
18. 2025-12-07
    historical
19. 2025-09-30
    price $179,000
20. 2025-09-05
    listed $189,000 New
21. 1999-01-19
    soldstatus $67,500
22. 1989-09-07
    soldstatus $55,500

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,034/yr (+$86/mo · 154.9%)

ⓘ 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 ≥105°F today · 19 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: $20,606
• − Mortgage interest: −$10,363
• − Property taxes: −$668
• − Insurance: −$925
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,382
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $3,051/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: 106,165
• 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

+233.3% since first listed

15 events — show timeline

• 2026-06-10 Delisted — GAMLS
• 2026-04-23 Listed $185,000 FMLS
• 2026-04-23 Listed $185,000 GAMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-02-12 Price Changed $189,900 GAMLS
• 2026-01-14 Listing Removed — FMLS
• 2026-01-14 Listed $199,900 GAMLS
• 2026-01-13 Listing Removed — GAMLS
• 2025-12-08 Listed $174,900 GAMLS
• 2025-12-08 Listed $174,900 FMLS
• 2025-12-07 Listing Removed — GAMLS
• 2025-09-30 Price Changed $179,000 GAMLS
• 2025-09-05 Listed $189,000 GAMLS
• 1999-01-19 Sold (Public Records) $67,500 Public Records
• 1989-09-07 Sold (Public Records) $55,500 Public Records

Property tax history

-2.6%/yr

Latest (2025): $668 · -4.2% YoY. Source: county tax records.