2075 Countydown Ln · Redan, GA 30088

$184,900

4 bd · 1.0 ba · 1,786 sqft · SingleFamily public records · 48 Days on market

Built 1980 6,969 sqft lot $104/sqft · 22% below area Est $237k · 22% under $17/mo HOA · 1% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• 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 MLS

COMPLETE RENOVATION,PLENTY OF SPACE! KITCHEN W/NEW CABINETS,TILE BKSPLASH, CTRS & NEW APPL. FRESH PAINT INSIDE/OUT. NEW FLOORING/CARPET,CERAMIC TILE & HDWDS. SPLIT BDRM PLAN. LR/DR OPEN TO KIT ON MAIN LEVEL,GREAT RM & LG LAUNDRY RM ON LOWER LEVEL. WOODED BKYD W/DECK

Key facts

• 6,969 sq ft lot
• Built 1980
• Listed 47 days

Property features AI

Finance

• Other: Lot size approximately 0.16 acres; Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Homeowners association with $200 monthly fee (fee covers other community items)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available; Natural gas available
• Home design: Single-family residential house; Resale property; Built in 1980
• Construction: Block and brick construction; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms total (1 bedroom on lower level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan(s) for cooling
• Interior features: Multi/split levels; Wood-burning fireplace (1)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

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 $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.4% 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: Panola Way Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 653 students, 100% FRL); Miller Grove Middle School (math 8% / reading 18%, grade F, #410 of 470 statewide, top 87%, 722 students, 100% FRL); Miller Grove High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 1,188 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); 215 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 35% 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 $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 48 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 1.12% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

• ARV (median comp): $236,856
• List price: $184,900
• Delta: -21.94%
• 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
5350 Olde St	0.12mi	3/2.0 (-1)	1,788 (+0%)	0mo	$169,900	$95	85
1983 Northerly Way	0.18mi	4/2.0	1,776 (-1%)	3mo	$228,660	$129	84
5323 Scarbrough Round	0.19mi	3/2.0 (-1)	1,642 (-8%)	0mo	$179,000	$109	68
2058 Scarbrough Dr	0.11mi	3/2.0 (-1)	1,610 (-10%)	2mo	$178,000	$111	68
5333 Olde St	0.13mi	5/3.0 (+1)	1,610 (-10%)	1mo	$268,000	$166	64
1949 Greensbrooke Close	0.38mi	4/3.0	1,824 (+2%)	12mo	$265,000	$145	61
2076 Scarbrough Dr	0.08mi	3/2.0 (-1)	1,610 (-10%)	12mo	$208,000	$129	61
2071 Scarbrough Trl E	0.19mi	4/3.0	1,588 (-11%)	6mo	$285,000	$179	59
2235 Scarbrough Dr	0.20mi	3/2.5 (-1)	1,588 (-11%)	3mo	$196,000	$123	59
5477 Forest Pines Dr	0.50mi	3/2.0 (-1)	1,887 (+6%)	2mo	$135,000	$72	57
5207 Shawn Ln	0.30mi	4/3.0	1,608 (-10%)	7mo	$213,000	$132	56
5455 Wood Duck Ln	0.46mi	3/3.0 (-1)	1,956 (+10%)	5mo	$237,000	$121	46

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-14,355
• Equity at exit: $27,569

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $12,284
• Equity at exit: $15,987

Cash invested: $51,772 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$970
• Tax from tax record: −$357 /mo · $4,282/yr
• Insurance: −$77
• HOA: −$17
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $219

Break-even live

Break-even rent $1,798

Max offer price $184,900

Occupancy floor 84%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	20d	1	0.10mi
5368 Olde St Stone Mountain, GA	5.0	3.0	1988	$2,195	$1.10	22d	1	0.12mi
2079 Panola Way Ct Lithonia, GA	4.0	3.0	1971	$1,850	$0.94	24d	1	0.23mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	5d	1	0.25mi
2248 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	43d	1	0.25mi
5179 Scarbrough Trl W Stone Mountain, GA	4.0	3.0	1700	$1,575	$0.93	4d	1	0.28mi
5452 Perching Pl Lithonia, GA	3.0	2.5	2036	$1,900	$0.93	24d	1	0.39mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	5d	1	0.55mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	3d	1	0.57mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.58mi
2188 Justify LN #40 Lithonia, GA	3.0	2.5	2085	$2,400	$1.15	43d	1	0.63mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	43d	1	0.72mi
5622 Glen Ridge Bnd Lithonia, GA	3.0	2.5	1967	$2,110	$1.07	24d	1	0.72mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	19d	1	0.74mi
2233 Glen Briar Way Lithonia, GA	3.0	2.5	2036	$2,500	$1.23	11d	1	0.74mi
5047 Chadwick Ct Decatur, GA	3.0	2.5	1488	$1,645	$1.11	3d	1	0.81mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,510	$1.27	5d	1	0.84mi
5049 Donnell Way Decatur, GA	3.0	2.0	1566	$1,923	$1.23	43d	1	0.86mi
2314 Hampton Dr Decatur, GA	3.0	3.0	1600	$2,030	$1.27	43d	1	0.87mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.88mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	1d	1	0.92mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	12d	1	0.93mi
5477 Wellborn Creek Dr Lithonia, GA	3.0	3.0	2084	$2,400	$1.15	3d	1	0.94mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$3,360	$1.59	1d	97	0.94mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	12d	1	0.98mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	1.00mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	24d	1	1.04mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	24d	1	1.04mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	1d	1	1.04mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	43d	1	1.05mi
2450 Northmill Ln Decatur, GA	4.0	2.5	2046	$2,135	$1.04	43d	1	1.11mi
4919 Wilkins Station Dr Decatur, GA	3.0	2.0	1770	$2,161	$1.22	20d	1	1.12mi
4939 Clubgreen Smt Stone Mountain, GA	4.0	2.5	2156	$2,139	$0.99	43d	1	1.14mi
2272 Ramblewood Cir Decatur, GA	4.0	2.5	2198	$2,111	$0.96	5d	1	1.15mi
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,675	$1.22	5d	1	1.16mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	24d	1	1.17mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	43d	1	1.17mi
4909 Truitt Ln Decatur, GA	3.0	2.0	1697	$2,500	$1.47	43d	1	1.18mi
4955 Windsor Downs Ln Decatur, GA	4.0	2.0	1888	$2,050	$1.09	5d	1	1.20mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	18d	1	1.20mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 23 events

1. 2026-06-18
   days on market $184,900 Active 48 DOM
2. 2026-06-17
   days on market $184,900 Active 47 DOM
3. 2026-06-16
   days on market $184,900 Active 46 DOM
4. 2026-06-15
   days on market $184,900 Active 45 DOM
5. 2026-06-13
   statusdays on market $184,900 Active 43 DOM
6. 2026-06-09
   days on market $184,900 Price Change 39 DOM
7. 2026-06-08
   days on market $184,900 Price Change 38 DOM
8. 2026-06-08
   pricestatus $184,900 Price Change 37 DOM
9. 2026-06-07
   days on market $194,900 Active 37 DOM
10. 2026-06-04
    days on market $194,900 Active 34 DOM
11. 2026-06-03
    days on market $194,900 Active 33 DOM
12. 2026-06-02
    days on market $194,900 Active 32 DOM
13. 2026-06-01
    days on market $194,900 Active 31 DOM
14. 2026-05-31
    days on market $194,900 Active 30 DOM
15. 2026-05-01
    listed $194,900 New 439-char remark
16. 2017-06-01
    soldstatus $11,569,148
17. 2007-07-09
    soldstatus $120,000 278-char remark

    Show marketing remark (278 chars)

    COMPLETE RENOVATION,PLENTY OF SPACE! KITCHEN W/NEW CABINETS,TILE BKSPLASH, CTRS & NEW APPL. FRESH PAINT INSIDE/OUT. NEW FLOORING/CARPET,CERAMIC TILE & HDWDS. SPLIT BDRM PLAN. LR/DR OPEN TO KIT ON MAIN LEVEL,GREAT RM & LG LAUNDRY RM ON LOWER LEVEL. WOODED BKYD W/DECK

18. 2007-03-29
    listed $114,900 278-char remark

    Show marketing remark (278 chars)

    COMPLETE RENOVATION,PLENTY OF SPACE! KITCHEN W/NEW CABINETS,TILE BKSPLASH, CTRS & NEW APPL. FRESH PAINT INSIDE/OUT. NEW FLOORING/CARPET,CERAMIC TILE & HDWDS. SPLIT BDRM PLAN. LR/DR OPEN TO KIT ON MAIN LEVEL,GREAT RM & LG LAUNDRY RM ON LOWER LEVEL. WOODED BKYD W/DECK

19. 1998-05-05
    soldstatus $89,836
20. 1995-05-24
    soldstatus $75,900
21. 1988-10-14
    soldstatus $69,000
22. 1985-12-09
    soldstatus $56,700
23. 1980-10-17
    soldstatus $38,400

ⓘ 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: $4,282 · $357/mo
• Projected year-2 tax: $4,282 · $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 5/10 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: $24,911
• − Mortgage interest: −$10,357
• − Property taxes: −$4,282
• − Insurance: −$924
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$204
• − Depreciation: −$5,379
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,686/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): 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

+381.5% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $184,900 GAMLS
• 2026-05-01 Listed $194,900 GAMLS
• 2017-06-01 Sold (Public Records) $11,569,148 Public Records
• 2007-07-09 Sold (MLS) $120,000 FMLS
• 2007-03-29 Listed $114,900 FMLS
• 1998-05-05 Sold (Public Records) $89,836 Public Records
• 1995-05-24 Sold (Public Records) $75,900 Public Records
• 1988-10-14 Sold (Public Records) $69,000 Public Records
• 1985-12-09 Sold (Public Records) $56,700 Public Records
• 1980-10-17 Sold (Public Records) $38,400 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,282 · +0.1% YoY. Source: county tax records.