871 Brandy Oaks Ln · Redan, GA 30088

$120,000

2 bd · 2.0 ba · 1,012 sqft · Townhouse public records · 140 Days on market

Built 1982 5,227 sqft lot $119/sqft · 22% below area Est $154k · 22% under $70/mo HOA · 4% of rent

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.8/10.0
• 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 MLS

AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60-90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee). Call listing agents with any questions.

Key facts

• Walkable green space
• Minutes from dining
• $70 HOA

Tags

• WALKABLE GREEN SPACE
• NEIGHBORHOOD PARK SETTING
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM GROCERY STORES
• QUICK ACCESS TO I-285

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 rising (+3.7%/yr); 215 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 140 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $45k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $120k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.33% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 6.3

CMA / ARV

• ARV (median comp): $154,058
• List price: $120,000
• Delta: -22.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Heritage Oaks Dr	0.15mi	2/2.5	1,028 (+2%)	9mo	$150,000	$146	81
883 Heritage Oaks Dr	0.20mi	3/2.5 (+1)	1,160 (+15%)	11mo	$190,000	$164	50

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,778
• Equity at exit: $17,892

10-year hold

• IRR: 8.5%
• Equity multiple: 1.68×
• Total profit: $22,784
• Equity at exit: $10,375

Cash invested: $33,600 (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 30088

• Rents YoY: 3.7%
• Active inventory: 215
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$629
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$50
• HOA: −$70
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $241

Break-even live

Break-even rent $1,291

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $309	-5% $275	+0% $241	+5% $207	+10% $173
Rent	-10% $115	-5% $178	+0% $241	+5% $304	+10% $367
Rate	-1.0pp $302	-0.5pp $272	base $241	+0.5pp $210	+1.0pp $178

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	0d	1	0.19mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,550	$1.20	0d	1	0.22mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	13d	1	0.24mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	44d	1	0.26mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	0.39mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	44d	1	0.41mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	22d	1	0.43mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,092	$1.20	6d	1	0.55mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	44d	1	0.56mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	0.63mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,681	$1.57	0d	1	0.66mi
1163 Mainstreet Valley Dr Stone Mountain, GA	3.0	2.0	1024	$1,476	$1.44	25d	1	0.70mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	6d	1	0.76mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	2d	1	0.77mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	44d	1	0.79mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	13d	1	0.84mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,738	$1.34	0d	1	0.88mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	6d	1	0.93mi
1247 Adcox Rd Stone Mountain, GA	1.0–2.0	1.0–2.0	919	$1,259	$1.37	2d	10	1.04mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	17d	1	1.17mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	44d	1	1.17mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	12d	1	1.21mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	17d	1	1.24mi
1420 S Hairston Rd Stone Mountain, GA	1.0–2.0	1.0–2.5	1011	$1,358	$1.34	20d	31	1.26mi
478 Prince of Wales Stone Mountain, GA	2.0	2.0	1064	$1,475	$1.39	44d	1	1.36mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	22d	1	1.39mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	2d	1	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 29 events

1. 2026-06-18
   days on market $120,000 Active 140 DOM
2. 2026-06-17
   days on market $120,000 Active 139 DOM
3. 2026-06-16
   days on market $120,000 Active 138 DOM
4. 2026-06-15
   days on market $120,000 Active 137 DOM
5. 2026-06-13
   days on market $120,000 Active 135 DOM
6. 2026-06-09
   days on market $120,000 Active 131 DOM
7. 2026-06-08
   days on market $120,000 Active 130 DOM
8. 2026-06-07
   days on market $120,000 Active 129 DOM
9. 2026-06-04
   days on market $120,000 Active 126 DOM
10. 2026-06-03
    days on market $120,000 Active 125 DOM
11. 2026-06-02
    days on market $120,000 Active 124 DOM
12. 2026-06-01
    days on market $120,000 Active 123 DOM
13. 2026-05-31
    days on market $120,000 Active 122 DOM
14. 2026-04-20
    price $135,000 908-char remark

    Show marketing remark (874 chars)

    AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60–90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee).

15. 2026-04-20
    price $135,000 874-char remark

    Show marketing remark (874 chars)

    AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60–90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee).

16. 2026-03-01
    price $148,500 874-char remark

    Show marketing remark (908 chars)

    AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60-90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee). Call listing agents with any questions.

17. 2026-03-01
    price $148,500 908-char remark

    Show marketing remark (908 chars)

    AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60-90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee). Call listing agents with any questions.

18. 2026-01-29
    listed $165,000 New 908-char remark

    Show marketing remark (874 chars)

    AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60–90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee).

19. 2026-01-29
    listed $165,000 Active 874-char remark

    Show marketing remark (874 chars)

    AS-IS PROPERTY. Single-family attached residence featuring 2 bedrooms, 2 full baths, and approx. 1,012 sq ft (per public records). Located in the Main Street Park community, known for its walkable green space, neighborhood park setting, and convenient access to daily essentials. Minutes from shopping, dining, grocery stores, and public transportation, with quick access to I-285, Hwy 78, and downtown Stone Mountain. Nearby outdoor recreation includes local parks, trails, and the Stone Mountain area amenities. Property is offered As-Is, Where-Is. Seller welcomes all offers and will review each as received. ***When submitting offers, use GAR forms, include required special stipulations and Broker Affiliated Business Arrangement Disclosures, and allow 60–90 days to close due to the probate process. Must close with Lueder, Larkin & Hunter LLC (Suwanee).

20. 2016-07-14
    soldstatus $20,000
21. 2010-07-26
    historical
22. 2010-07-19
    soldstatus $15,300 Sold
23. 2010-07-06
    status Pending
24. 2010-06-15
    listed $15,300 Active
25. 2001-09-20
    soldstatus $66,000
26. 1999-08-16
    soldstatus $68,000
27. 1999-08-16
    soldstatus $68,000
28. 1985-11-08
    soldstatus $58,000
29. 1982-10-10
    soldstatus $45,600

ⓘ 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: $3,248 · $271/mo
• Projected year-2 tax: $3,248 · $271/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 6 d/yr ≥104°F today · 16 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: $19,156
• − Mortgage interest: −$6,722
• − Property taxes: −$3,248
• − Insurance: −$600
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − HOA: −$840
• − Depreciation: −$3,491
• Taxable income: $1,191
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,608/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

+196.1% since first listed

16 events — show timeline

• 2026-04-20 Price Changed $135,000 GAMLS
• 2026-04-20 Price Changed $135,000 FMLS
• 2026-03-01 Price Changed $148,500 FMLS
• 2026-03-01 Price Changed $148,500 GAMLS
• 2026-01-29 Listed $165,000 FMLS
• 2026-01-29 Listed $165,000 GAMLS
• 2016-07-14 Sold (Public Records) $20,000 Public Records
• 2010-07-26 Listing Removed — FMLS
• 2010-07-19 Sold (MLS) $15,300 FMLS
• 2010-07-06 Pending — FMLS
• 2010-06-15 Listed $15,300 FMLS
• 2001-09-20 Sold (Public Records) $66,000 Public Records
• 1999-08-16 Sold (Public Records) $68,000 Public Records
• 1999-08-16 Sold (Public Records) $68,000 Public Records
• 1985-11-08 Sold (Public Records) $58,000 Public Records
• 1982-10-10 Sold (Public Records) $45,600 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,248 · -2.3% YoY. Source: county tax records.