2023 Wellborn Rd · Redan, GA 30058

$135,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 45 Days on market

Built 1975 0.34 ac lot $88/sqft · 48% below area Est $261k · 48% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +9.4/10.0
• 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

Short sale opportunity in Lithonia-perfect for buyers looking for value or investors seeking their next project. Don't miss this chance to purchase below market potential in an established neighborhood. Sale subject to lender approval. Property is being sold AS-IS; seller will make no repairs. Showings are by appointment only. Property will be open from 12pm - 1pm on Tuesday May 4, 2026. Updated pics coming soon as seller is still cleaning out home. Do not disturb pets on premises.

Key facts

• 0.34 acre lot
• Built 1975
• Listed 45 days

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Sewer available
• Home design: Single-story (one level); Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: City street frontage

Interior

• Kitchen: Pantry; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Disappearing attic stairs; No shared/common walls
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Marbut Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 454 students, 100% 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 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 22d 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 38% 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 $933 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 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.44% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 5.8

CMA / ARV

• ARV (median comp): $260,633
• List price: $135,000
• Delta: -48.20%
• 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
2030 Hilda Burns Pl	0.21mi	3/2.5	1,404 (-8%)	3mo	$170,000	$121	73
1999 Sewing Cir	0.06mi	4/2.0 (+1)	1,698 (+11%)	3mo	$262,000	$154	71
2123 Lown Farm Ln	0.39mi	3/2.0	1,443 (-5%)	4mo	$207,000	$143	70
5975 Great Oaks Dr	0.07mi	3/2.0	1,750 (+15%)	3mo	$205,200	$117	69
2285 Cherokee Valley Cir	0.54mi	3/2.5	1,556 (+2%)	3mo	$205,000	$132	67
2247 Cherokee Valley Dr	0.63mi	3/2.0	1,556 (+2%)	3mo	$158,400	$102	65
5822 Cedar Croft Ln	0.45mi	3/3.0	1,650 (+8%)	4mo	$235,000	$142	58
2278 Cherokee Valley Cir	0.54mi	4/3.0 (+1)	1,599 (+5%)	2mo	$245,000	$153	56
5918 Crescent Ridge Ct	0.66mi	3/3.0	1,602 (+5%)	4mo	$251,200	$157	54
2211 Jonathan Ave	0.63mi	3/2.0	1,352 (-11%)	1mo	$185,000	$137	51
6024 S Deshon Ct	0.72mi	3/2.5	1,662 (+9%)	2mo	$205,000	$123	48
5739 Windfall Ln	0.65mi	2/2.5 (-1)	1,372 (-10%)	0mo	$166,000	$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: 0.3%
• Equity multiple: 1.01×
• Total profit: $454
• Equity at exit: $20,129

10-year hold

• IRR: 7.8%
• Equity multiple: 1.54×
• Total profit: $20,243
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$708
• Tax from tax record: −$368 /mo · $4,410/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $403

Break-even live

Break-even rent $1,433

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	13d	1	0.06mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.30mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.30mi
2207 Clayton Rdg Lithonia, GA	4.0	3.0	2175	$2,400	$1.10	44d	1	0.34mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	44d	1	0.43mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	24d	1	0.45mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.48mi
5975 Wellborn Trl Lithonia, GA	3.0	2.0	2035	$2,011	$0.99	15d	1	0.53mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	2d	1	0.54mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	0.55mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.58mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	21d	1	0.60mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	5d	1	0.61mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	44d	1	0.64mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	0.64mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	44d	1	0.65mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	44d	1	0.66mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	13d	1	0.66mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,681	$1.23	5d	1	0.66mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.66mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	2d	1	0.68mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	5d	1	0.68mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	24d	1	0.70mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	24d	1	0.70mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	13d	1	0.70mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	24d	1	0.71mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	22d	1	0.71mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	44d	1	0.72mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	44d	1	0.73mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	24d	1	0.73mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	19d	1	0.73mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	44d	1	0.73mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	0.75mi
5477 Wellborn Creek Dr Lithonia, GA	3.0	3.0	2084	$2,400	$1.15	3d	1	0.76mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	24d	1	0.76mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	24d	1	0.77mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	0.78mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	44d	1	0.82mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	2d	1	0.84mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.87mi

Listing history 33 events

1. 2026-06-18
   status $135,000 Pending 45 DOM

   Show marketing remark (486 chars)

   Short sale opportunity in Lithonia-perfect for buyers looking for value or investors seeking their next project. Don't miss this chance to purchase below market potential in an established neighborhood. Sale subject to lender approval. Property is being sold AS-IS; seller will make no repairs. Showings are by appointment only. Property will be open from 12pm - 1pm on Tuesday May 4, 2026. Updated pics coming soon as seller is still cleaning out home. Do not disturb pets on premises.

2. 2026-06-18
   days on market $135,000 Active Under Contract 45 DOM

   Show marketing remark (486 chars)

   Short sale opportunity in Lithonia-perfect for buyers looking for value or investors seeking their next project. Don't miss this chance to purchase below market potential in an established neighborhood. Sale subject to lender approval. Property is being sold AS-IS; seller will make no repairs. Showings are by appointment only. Property will be open from 12pm - 1pm on Tuesday May 4, 2026. Updated pics coming soon as seller is still cleaning out home. Do not disturb pets on premises.

3. 2026-06-17
   days on market $135,000 Active Under Contract 44 DOM
4. 2026-06-16
   days on market $135,000 Active Under Contract 43 DOM
5. 2026-06-15
   days on market $135,000 Active Under Contract 42 DOM
6. 2026-06-13
   days on market $135,000 Active Under Contract 40 DOM
7. 2026-06-09
   days on market $135,000 Active Under Contract 36 DOM
8. 2026-06-08
   days on market $135,000 Active Under Contract 35 DOM
9. 2026-06-07
   days on market $135,000 Active Under Contract 34 DOM
10. 2026-06-04
    days on market $135,000 Active Under Contract 31 DOM
11. 2026-06-03
    days on market $135,000 Active Under Contract 30 DOM
12. 2026-06-02
    days on market $135,000 Active Under Contract 29 DOM
13. 2026-06-01
    days on market $135,000 Active Under Contract 28 DOM
14. 2026-05-31
    days on market $135,000 Active Under Contract 27 DOM
15. 2026-05-08
    historical Active Under Contract 433-char remark
16. 2026-05-04
    listed $135,000 Active 433-char remark
17. 2026-04-26
    historical $135,000 433-char remark
18. 2026-04-25
    listed $135,000 New 486-char remark

    Show marketing remark (486 chars)

    Short sale opportunity in Lithonia-perfect for buyers looking for value or investors seeking their next project. Don't miss this chance to purchase below market potential in an established neighborhood. Sale subject to lender approval. Property is being sold AS-IS; seller will make no repairs. Showings are by appointment only. Property will be open from 12pm - 1pm on Tuesday May 4, 2026. Updated pics coming soon as seller is still cleaning out home. Do not disturb pets on premises.

19. 2021-07-16
    soldstatus $206,000
20. 2021-07-09
    soldstatus $185,000 Sold

    Show marketing remark (118 chars)

    Immaculate, well maintained ranch on a corner lot, private back yard, close to shopping & schools! Brand new HVAC.

21. 2021-04-13
    status Under Contract

    Show marketing remark (118 chars)

    Immaculate, well maintained ranch on a corner lot, private back yard, close to shopping & schools! Brand new HVAC.

22. 2021-04-10
    listed $185,000 New

    Show marketing remark (118 chars)

    Immaculate, well maintained ranch on a corner lot, private back yard, close to shopping & schools! Brand new HVAC.

23. 2016-02-10
    price $74,900
24. 2013-12-05
    soldstatus $75,000
25. 2013-11-26
    historical
26. 2013-11-22
    soldstatus $75,000 Sold
27. 2013-10-23
    status Pending
28. 2013-10-18
    price $75,000
29. 2013-10-18
    price $74,900
30. 2013-10-08
    listed $79,900 Active
31. 1994-06-22
    soldstatus $65,000
32. 1991-08-01
    soldstatus $67,000
33. 1987-07-28
    soldstatus $53,900

ⓘ 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: $4,410 · $368/mo
• Projected year-2 tax: $4,410 · $368/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 25% 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: $23,314
• − Mortgage interest: −$7,562
• − Property taxes: −$4,410
• − Insurance: −$675
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$3,927
• Taxable income: $3,009
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,115/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

+150.5% since first listed

21 events — show timeline

• 2026-06-18 Pending — GAMLS
• 2026-06-18 Pending — FMLS
• 2026-05-08 Contingent — FMLS
• 2026-05-04 Listed $135,000 FMLS
• 2026-04-26 Coming Soon $135,000 FMLS
• 2026-04-25 Listed $135,000 GAMLS
• 2021-07-16 Sold (Public Records) $206,000 Public Records
• 2021-07-09 Sold (MLS) $185,000 GAMLS
• 2021-04-13 Pending — GAMLS
• 2021-04-10 Listed $185,000 GAMLS
• 2016-02-10 Price Changed $74,900 FMLS
• 2013-12-05 Sold (Public Records) $75,000 Public Records
• 2013-11-26 Listing Removed — FMLS
• 2013-11-22 Sold (MLS) $75,000 FMLS
• 2013-10-23 Pending — FMLS
• 2013-10-18 Price Changed $75,000 FMLS
• 2013-10-18 Price Changed $74,900 FMLS
• 2013-10-08 Listed $79,900 FMLS
• 1994-06-22 Sold (Public Records) $65,000 Public Records
• 1991-08-01 Sold (Public Records) $67,000 Public Records
• 1987-07-28 Sold (Public Records) $53,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,410 · +6.5% YoY. Source: county tax records.