2089 Quilt Ct · Redan, GA 30058

$220,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 90 Days on market

Built 1980 0.32 ac lot $187/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 +13.4/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• 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

Short Sale Opportunity - Priced to sell! This 3-bedroom, 2-bath ranch home offers comfort, style, and flexibility. The spacious main level features a well-appointed kitchen, comfortable living areas, and generously sized bedrooms, including a primary suite with a private bath. Endless possibilities for the unfinished basement, create additional living space, a home gym, workshop, or simply enjoy the extra storage. Great location! No HOA and no rental restrictions, this property is ideal for homeowners and investors alike. Whether you're looking for a move-in-ready home or a smart addition to your portfolio, this one checks all the boxes. Don't miss your chance to own a newly updated home with room to grow and freedom to use it your way!

Key facts

• Unfinished basement
• Great location
• No hoa

Tags

• WELL-APPOINTED KITCHEN
• UNFINISHED BASEMENT
• NO HOA
• NO RENTAL RESTRICTIONS
• GREAT LOCATION

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 $-50 ($-600/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.4% below list).
• Recommended offer: $177k (19.4% 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: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% 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 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 444 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 35% 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 $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 90 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago 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: 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 $177,415 (19.4% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (median comp): $253,067
• List price: $220,000
• Delta: -13.07%
• 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
5854 Bobbin Ln	0.25mi	3/2.0	1,176 (0%)	13mo	$200,000	$170	77
5676 Marbut Rd	0.48mi	3/2.0	1,215 (+3%)	1mo	$225,000	$185	71
1821 Herringbone Holw	0.56mi	3/2.0	1,152 (-2%)	2mo	$180,000	$156	69
1914 Taffeta Trl	0.72mi	3/2.0	1,189 (+1%)	1mo	$205,000	$172	64
5779 Wellborn Creek Dr	0.41mi	3/2.0	1,242 (+6%)	10mo	$230,000	$185	63
1829 Herringbone Holw	0.55mi	3/2.0	1,152 (-2%)	11mo	$255,000	$221	62
2083 Mallard Way	0.49mi	3/2.0	1,200 (+2%)	17mo	$168,000	$140	59
2067 Wellborn Close	0.31mi	3/2.5	1,333 (+13%)	7mo	$225,000	$169	56
2067 Singer Way	0.30mi	4/2.0 (+1)	1,296 (+10%)	16mo	$285,000	$220	50
2143 Victoria Pl	0.73mi	3/3.0	1,248 (+6%)	11mo	$217,000	$174	43
2233 Cherokee Valley Dr	0.71mi	4/2.5 (+1)	1,270 (+8%)	9mo	$208,000	$164	39
2139 Jonathan Ave	0.69mi	4/2.5 (+1)	1,040 (-12%)	8mo	$196,000	$188	35

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: -19.9%
• Equity multiple: 0.32×
• Total profit: $-42,042
• Equity at exit: $32,803

10-year hold

• IRR: -17.0%
• Equity multiple: 0.13×
• Total profit: $-53,399
• Equity at exit: $19,022

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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 444
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$206 /mo · $2,475/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-50

Break-even live

Break-even rent $1,837

Max offer price $211,163

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $12	+0% $-50	+5% $-112	+10% $-175
Rent	-10% $-190	-5% $-120	+0% $-50	+5% $20	+10% $90
Rate	-1.0pp $61	-0.5pp $6	base $-50	+0.5pp $-107	+1.0pp $-165

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
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	45d	1	0.42mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	14d	1	0.46mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.47mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	26d	1	0.47mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	45d	1	0.48mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,631	$1.19	1d	1	0.48mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	14d	1	0.49mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	1d	1	0.49mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	24d	1	0.49mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	45d	1	0.50mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	5d	1	0.51mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	1d	1	0.51mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	45d	1	0.51mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	26d	1	0.52mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	1d	1	0.52mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	14d	1	0.52mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	26d	1	0.54mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	45d	1	0.54mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	26d	1	0.55mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	5d	1	0.55mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	1d	1	0.58mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	7d	1	0.58mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	4d	1	0.63mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	7d	1	0.63mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	5d	1	0.64mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	1d	1	0.64mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	1d	1	0.68mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	7d	1	0.71mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	45d	1	0.74mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.75mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	7d	1	0.77mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	22d	1	0.78mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,414	$1.79	1d	19	0.80mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	19d	1	0.80mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	26d	1	0.96mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	7d	1	1.07mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	5d	1	1.09mi
2280 Wellington Cir Lithonia, GA	3.0	2.0	1404	$1,750	$1.25	1d	1	1.10mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	45d	1	1.11mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	7d	1	1.12mi

Listing history 36 events

1. 2026-06-21
   days on market $220,000 Active 90 DOM
2. 2026-06-18
   days on market $220,000 Active 87 DOM
3. 2026-06-17
   days on market $220,000 Active 86 DOM
4. 2026-06-16
   days on market $220,000 Active 85 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listing id $220,000 Active 84 DOM
7. 2026-06-15
   days on market $220,000 Active 84 DOM
8. 2026-06-13
   days on market $220,000 Active 82 DOM
9. 2026-06-09
   days on market $220,000 Active 78 DOM
10. 2026-06-08
    days on market $220,000 Active 77 DOM
11. 2026-06-07
    days on market $220,000 Active 76 DOM
12. 2026-06-04
    days on market $220,000 Active 73 DOM
13. 2026-06-03
    days on market $220,000 Active 72 DOM
14. 2026-06-02
    days on market $220,000 Active 71 DOM
15. 2026-06-01
    days on market $220,000 Active 70 DOM
16. 2026-05-31
    days on market $220,000 Active 69 DOM
17. 2026-03-22
    listed $220,000 New 751-char remark

    Show marketing remark (755 chars)

    Short Sale Opportunity - Priced to sell! This 3-bedroom, 2-bath ranch home offers comfort, style, and flexibility. The spacious main level features a well-appointed kitchen, comfortable living areas, and generously sized bedrooms, including a primary suite with a private bath. Endless possibilities for the unfinished basement, create additional living space, a home gym, workshop, or simply enjoy the extra storage. Great location! No HOA and no rental restrictions, this property is ideal for homeowners and investors alike. Whether you're looking for a move-in-ready home or a smart addition to your portfolio, this one checks all the boxes. Don’t miss your chance to own a newly updated home with room to grow and freedom to use it your way!

18. 2026-03-22
    listed $220,000 Active 755-char remark

    Show marketing remark (755 chars)

    Short Sale Opportunity - Priced to sell! This 3-bedroom, 2-bath ranch home offers comfort, style, and flexibility. The spacious main level features a well-appointed kitchen, comfortable living areas, and generously sized bedrooms, including a primary suite with a private bath. Endless possibilities for the unfinished basement, create additional living space, a home gym, workshop, or simply enjoy the extra storage. Great location! No HOA and no rental restrictions, this property is ideal for homeowners and investors alike. Whether you're looking for a move-in-ready home or a smart addition to your portfolio, this one checks all the boxes. Don’t miss your chance to own a newly updated home with room to grow and freedom to use it your way!

19. 2025-12-16
    historical
20. 2025-12-06
    historical
21. 2025-09-05
    status Back On Market
22. 2025-08-29
    historical
23. 2025-07-31
    price $229,999
24. 2025-06-23
    price $229,999
25. 2025-06-06
    listed $259,900 Active
26. 2025-06-04
    listed $259,900 New
27. 2022-08-23
    soldstatus $199,900
28. 2022-08-22
    soldstatus $199,900 Closed
29. 2022-08-22
    soldstatus $199,900 Sold
30. 2022-06-24
    status Pending
31. 2022-06-21
    status Under Contract
32. 2022-06-21
    status Pending
33. 2022-06-07
    listed $199,900 Active
34. 2022-06-07
    listed $199,900 New
35. 1989-12-01
    soldstatus $10,000
36. 1980-10-13
    soldstatus $41,000

ⓘ 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: $2,475 · $206/mo
• Projected year-2 tax: $2,475 · $206/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 5/10 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: $21,290
• − Mortgage interest: −$12,323
• − Property taxes: −$2,475
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,400
• Taxable loss: −$4,415
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $459/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: 106,390
• 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

+436.6% since first listed

20 events — show timeline

• 2026-03-22 Listed $220,000 FMLS
• 2026-03-22 Listed $220,000 GAMLS
• 2025-12-16 Listing Removed — GAMLS
• 2025-12-06 Listing Removed — FMLS
• 2025-09-05 Relisted — GAMLS
• 2025-08-29 Listing Removed — GAMLS
• 2025-07-31 Price Changed $229,999 GAMLS
• 2025-06-23 Price Changed $229,999 FMLS
• 2025-06-06 Listed $259,900 FMLS
• 2025-06-04 Listed $259,900 GAMLS
• 2022-08-23 Sold (Public Records) $199,900 Public Records
• 2022-08-22 Sold (MLS) $199,900 GAMLS
• 2022-08-22 Sold (MLS) $199,900 FMLS
• 2022-06-24 Pending — FMLS
• 2022-06-21 Pending — GAMLS
• 2022-06-21 Pending — FMLS
• 2022-06-07 Listed $199,900 GAMLS
• 2022-06-07 Listed $199,900 FMLS
• 1989-12-01 Sold (Public Records) $10,000 Public Records
• 1980-10-13 Sold (Public Records) $41,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,475 · -6.7% YoY. Source: county tax records.