829 Post Road Way · Redan, GA 30088

$225,000

3 bd · 2.5 ba · 2,479 sqft · SingleFamily public records · 34 Days on market

Built 1982 0.45 ac lot Est $297k · 24% under $58/mo HOA · 3% of rent

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect opportunity to create your dream home in the sought-after Mainstreet Community! This spacious property features soaring vaulted ceilings with exposed beams, a dramatic floor-to-ceiling fireplace, and an open layout filled with natural light from an impressive wall of windows. The home offers a large footprint with tremendous potential, including a finished basement with a separate living area, ? ideal for an in-law suite, rental income opportunity, or multi-generational living. Outside, enjoy a spacious backyard and deck area ready to be transformed into the perfect entertaining space. The oversized primary suite, 2-car garage, and level driveway provide a strong foundation for a be

Key facts

• Deck area
• Spacious backyard
• Separate living area

Tags

• FINISHED BASEMENT
• SEPARATE LIVING AREA
• SPACIOUS BACKYARD
• DECK AREA
• TENNIS COURTS
• POOLS

Property features AI

Finance

• Other: Property located in Stone Mountain, GA (DeKalb County)
• HOA & community: Has association; association fee $700 (includes reserve fund and swimming)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence (house); Three or more levels; Resale property
• Construction: Built in 1982; Wood siding; Other roof
• Exterior features: Corner lot

Interior

• Bedrooms: 4 bedrooms total, including 1 bedroom on the lower level
• Flooring: Carpet
• Bathrooms: 3 full bathrooms and 1 half bathroom (4 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace in the family room; Foyer entry
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Shadow Rock Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 489 students, 100% FRL); Redan Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 668 students, 100% FRL); Redan High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 951 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 9% at this address vs 24% district-wide (-14 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 (+3.7%/yr); 220 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($70k/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 34 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $225k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.02% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $297,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Kingsgate Rdg	0.26mi	4/2.5 (+1)	2,411 (-3%)	6mo	$290,000	$120	73
824 Post Road Cir	0.47mi	4/2.5 (+1)	2,493 (+1%)	4mo	$279,600	$112	69
5690 Shadow Rock Dr	0.60mi	3/2.5	2,407 (-3%)	2mo	$300,000	$125	65
639 Royal Abbey Dr	0.38mi	4/2.5 (+1)	2,348 (-5%)	4mo	$323,000	$138	65
958 Redan Crescent Dr	0.59mi	3/2.0	2,619 (+6%)	2mo	$260,000	$99	59
5271 Fox Path	0.48mi	4/2.5 (+1)	2,288 (-8%)	2mo	$298,000	$130	58
858 Chapman Cir	0.75mi	3/2.5	2,320 (-6%)	0mo	$252,500	$109	54
1015 Sly Fox Ct	0.63mi	3/2.5	2,260 (-9%)	2mo	$254,000	$112	54
5334 Post Road Pass	0.28mi	4/2.5 (+1)	2,152 (-13%)	8mo	$240,000	$112	54
671 Lost Creek Cir	0.68mi	4/3.5 (+1)	2,464 (-1%)	10mo	$367,500	$149	50
5694 Southland Dr	0.62mi	4/2.5 (+1)	2,832 (+14%)	3mo	$385,900	$136	40
5199 Mainstreet Park Dr	0.67mi	3/2.0	2,822 (+14%)	10mo	$279,000	$99	36

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-20,806
• Equity at exit: $33,548

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $6,993
• Equity at exit: $19,454

Cash invested: $63,000 (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 30088

• Rents YoY: 3.7%
• Active inventory: 220
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$257 /mo · $3,079/yr
• Insurance: −$94
• HOA: −$58
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $219

Break-even live

Break-even rent $2,010

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $346	-5% $282	+0% $219	+5% $155	+10% $91
Rent	-10% $38	-5% $128	+0% $219	+5% $309	+10% $399
Rate	-1.0pp $332	-0.5pp $276	base $219	+0.5pp $160	+1.0pp $101

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	44d	1	0.16mi
782 Fox Valley Dr Stone Mountain, GA	4.0	2.0	1964	$2,000	$1.02	25d	1	0.47mi
855 Lost Creek Cir Stone Mountain, GA	4.0	2.5	2619	$1,946	$0.74	44d	1	0.51mi
5308 Omalley Ln Stone Mountain, GA	4.0	2.5	1950	$1,949	$1.00	44d	1	0.83mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	12d	1	0.93mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	18d	1	0.95mi
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	3d	1	1.00mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	25d	1	1.12mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	44d	1	1.15mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	4d	1	1.21mi
4980 Fairforest Dr Stone Mountain, GA	3.0	2.0	2181	$2,075	$0.95	13d	1	1.25mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	23d	1	1.36mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	6d	1	1.38mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	23d	1	1.39mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	44d	1	1.40mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	3d	1	1.49mi
1401 Panola Rd Stone Mountain, GA	4.0	4.5	2000	$2,975	$1.49	44d	1	1.50mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 16 events

1. 2026-06-21
   days on market $225,000 Active 34 DOM
2. 2026-06-18
   days on market $225,000 Active 31 DOM
3. 2026-06-17
   days on market $225,000 Active 30 DOM
4. 2026-06-16
   days on market $225,000 Active 29 DOM
5. 2026-06-15
   days on market $225,000 Active 28 DOM
6. 2026-06-13
   days on market $225,000 Active 26 DOM
7. 2026-06-09
   days on market $225,000 Active 22 DOM
8. 2026-06-08
   days on market $225,000 Active 21 DOM
9. 2026-06-07
   days on market $225,000 Active 20 DOM
10. 2026-06-04
    days on market $225,000 Active 17 DOM
11. 2026-06-03
    days on market $225,000 Active 16 DOM
12. 2026-06-02
    days on market $225,000 Active 15 DOM
13. 2026-06-01
    statusdays on market $225,000 Active 14 DOM
14. 2026-05-31
    days on market $225,000 New 13 DOM
15. 2026-05-18
    listed $225,000 New
16. 1983-02-25
    soldstatus $98,500

ⓘ 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: $3,079 · $257/mo
• Projected year-2 tax: $3,079 · $257/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,447
• − Mortgage interest: −$12,603
• − Property taxes: −$3,079
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$696
• − Depreciation: −$6,545
• Taxable loss: −$993
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $2,863/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): 29,240
• Household income: $70,325
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1106.0

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 (84%)
• Race & ethnicity: Black 84% White 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Swedish 1% Russian 1%
• Foreign-born: 11% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -169.92%
• Current HPI: 206.5421
• Rent YoY: ▲ 3.72%
• 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

+128.4% since first listed

2 events — show timeline

• 2026-05-18 Listed $225,000 GAMLS
• 1983-02-25 Sold (Public Records) $98,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,079 · -3.2% YoY. Source: county tax records.