6254 Marbut Farms Trl · Redan, GA 30058

$189,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 128 Days on market

Built 1986 6,098 sqft lot $117/sqft · 23% below area Est $247k · 23% 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 +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +4.9/10.0
• DSCR +4.5/10.0
• 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

Charming 3-bedroom, 2.5-bath single-family home featuring a spacious layout and inviting fireplace, perfect for cozy evenings. Enjoy a large backyard with plenty of room for outdoor entertaining, gardening, or future expansion. A wonderful place to call home!

Key facts

• Inviting fireplace
• Large backyard
• 6,098 sq ft lot

Tags

• LARGE BACKYARD
• INVITING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $53 ($633/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 $188k (1.0% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 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 37% 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 128 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 8.4

CMA / ARV

• ARV (median comp): $247,476
• List price: $189,900
• Delta: -23.27%
• 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
6384 Stonebridge Creek Ln	0.42mi	3/2.0	1,598 (-2%)	0mo	$204,000	$128	77
6300 Creekford Dr	0.38mi	3/2.5	1,583 (-3%)	0mo	$140,000	$88	75
6319 Phillips Creek Dr	0.41mi	3/2.0	1,560 (-4%)	0mo	$204,000	$131	73
6388 Eastbriar Dr	0.56mi	3/2.0	1,623 (-0%)	0mo	$184,900	$114	73
2809 Abbot Ln	0.44mi	3/2.0	1,560 (-4%)	0mo	$200,000	$128	72
2278 Cherokee Valley Cir	0.37mi	4/3.0 (+1)	1,599 (-2%)	2mo	$245,000	$153	69
6381 Phillips Creek Dr	0.52mi	3/2.0	1,528 (-6%)	1mo	$290,000	$190	65
6317 Creekford Ln	0.36mi	3/2.5	1,470 (-10%)	0mo	$219,900	$150	64
6653 Eastbriar Dr	0.63mi	3/2.0	1,688 (+4%)	1mo	$170,000	$101	64
2690 Rambling Way	0.42mi	3/2.0	1,470 (-10%)	2mo	$228,000	$155	62
5990 Wellborn Trce	0.69mi	3/2.0	1,771 (+9%)	1mo	$284,000	$160	52
2030 Hilda Burns Pl	0.59mi	3/2.5	1,404 (-14%)	3mo	$170,000	$121	45

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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-30,692
• Equity at exit: $28,315

10-year hold

• IRR: -12.3%
• Equity multiple: 0.33×
• Total profit: $-35,361
• Equity at exit: $16,419

Cash invested: $53,172 (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: $1,879 high
• Mortgage (P&I): −$996
• Tax from tax record: −$357 /mo · $4,285/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $53

Break-even live

Break-even rent $1,813

Max offer price $189,900

Occupancy floor 92%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	24d	1	0.08mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	43d	1	0.10mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	0.11mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	0.18mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	20d	1	0.18mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	5d	1	0.22mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	5d	1	0.27mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	0.31mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	20d	1	0.33mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.34mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	43d	1	0.35mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,855	$0.89	3d	1	0.35mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	5d	1	0.38mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.48mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.48mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	43d	1	0.50mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	43d	1	0.50mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	17d	1	0.51mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	2d	1	0.51mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	18d	1	0.51mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	43d	1	0.56mi
6426 Charter Way Lithonia, GA	2.0	2.5	1166	$1,700	$1.46	43d	1	0.56mi
2049 Charter Ln Lithonia, GA	2.0	3.0	1152	$1,695	$1.47	43d	1	0.56mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	24d	1	0.57mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	43d	1	0.58mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	0.60mi
2330 McKenna Square Dr Lithonia, GA	3.0	2.5	1514	$2,075	$1.37	24d	1	0.60mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.61mi
6495 Wellington Chase Ct Lithonia, GA	2.0	1.0	1533	$950	$0.62	43d	1	0.65mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,695	$1.35	22d	1	0.67mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,640	$1.30	5d	1	0.67mi
6492 Charter Way Lithonia, GA	2.0	2.5	1168	$1,600	$1.37	12d	1	0.67mi
6514 Eastbriar Dr Lithonia, GA	3.0	2.0	1572	$1,915	$1.22	43d	1	0.69mi
5975 Wellborn Trl Lithonia, GA	3.0	2.0	2035	$2,011	$0.99	15d	1	0.69mi
6749 Pole Creek Dr Lithonia, GA	4.0	2.5	1882	$2,195	$1.17	24d	1	0.69mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	24d	1	0.70mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	12d	1	0.72mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.78mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	24d	1	0.85mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	12d	1	0.86mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $189,900 Under Contract 128 DOM
2. 2026-06-04
   days on market $189,900 Active 127 DOM
3. 2026-06-03
   days on market $189,900 Active 126 DOM
4. 2026-06-02
   days on market $189,900 Active 125 DOM
5. 2026-06-01
   days on market $189,900 Active 124 DOM
6. 2026-05-31
   days on market $189,900 Active 123 DOM
7. 2026-05-11
   price $189,900 259-char remark

   Show marketing remark (259 chars)

   Charming 3-bedroom, 2.5-bath single-family home featuring a spacious layout and inviting fireplace, perfect for cozy evenings. Enjoy a large backyard with plenty of room for outdoor entertaining, gardening, or future expansion. A wonderful place to call home!

8. 2026-04-18
   price $194,900 259-char remark

   Show marketing remark (259 chars)

   Charming 3-bedroom, 2.5-bath single-family home featuring a spacious layout and inviting fireplace, perfect for cozy evenings. Enjoy a large backyard with plenty of room for outdoor entertaining, gardening, or future expansion. A wonderful place to call home!

9. 2026-04-10
   price $204,900 259-char remark

   Show marketing remark (259 chars)

   Charming 3-bedroom, 2.5-bath single-family home featuring a spacious layout and inviting fireplace, perfect for cozy evenings. Enjoy a large backyard with plenty of room for outdoor entertaining, gardening, or future expansion. A wonderful place to call home!

10. 2026-03-06
    price $209,900 259-char remark

    Show marketing remark (259 chars)

    Charming 3-bedroom, 2.5-bath single-family home featuring a spacious layout and inviting fireplace, perfect for cozy evenings. Enjoy a large backyard with plenty of room for outdoor entertaining, gardening, or future expansion. A wonderful place to call home!

11. 2026-01-28
    listed $214,900 New 259-char remark

    Show marketing remark (259 chars)

    Charming 3-bedroom, 2.5-bath single-family home featuring a spacious layout and inviting fireplace, perfect for cozy evenings. Enjoy a large backyard with plenty of room for outdoor entertaining, gardening, or future expansion. A wonderful place to call home!

12. 2017-06-01
    soldstatus $4,099,104
13. 1997-02-07
    soldstatus $74,900
14. 1990-01-08
    soldstatus $75,000
15. 1989-11-01
    soldstatus $74,800
16. 1986-07-31
    soldstatus $71,800

ⓘ 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: $4,285 · $357/mo
• Projected year-2 tax: $4,285 · $357/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 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: $22,554
• − Mortgage interest: −$10,637
• − Property taxes: −$4,285
• − Insurance: −$950
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$5,524
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $1,221/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

+164.5% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $189,900 GAMLS
• 2026-04-18 Price Changed $194,900 GAMLS
• 2026-04-10 Price Changed $204,900 GAMLS
• 2026-03-06 Price Changed $209,900 GAMLS
• 2026-01-28 Listed $214,900 GAMLS
• 2017-06-01 Sold (Public Records) $4,099,104 Public Records
• 1997-02-07 Sold (Public Records) $74,900 Public Records
• 1990-01-08 Sold (Public Records) $75,000 Public Records
• 1989-11-01 Sold (Public Records) $74,800 Public Records
• 1986-07-31 Sold (Public Records) $71,800 Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,285 · +0.1% YoY. Source: county tax records.