4840 Terrace Green Trce · Redan, GA 30088

$230,000

3 bd · 2.5 ba · 2,142 sqft · SingleFamily public records · 21 Days on market

Built 1987 0.30 ac lot $107/sqft · 26% below area Est $313k · 26% 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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• 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

Beautiful spacious 4 bedroom 3 bath home in quiet subdivision ready for your finishing touches. Bedroom and bath on the main. Kitchen overlooks the family room and living room. Oversized primary suite has spacious walk-in closets. Large backyard ready outdoor entertainment. Hurry! This gem will not last long. Washer/dryer is not included in the sale. Highest and best is due by May 1, 2026

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1987

Property features AI

Exterior

• Parking: Garage (2 spaces, 2 total parking)
• Utilities: Public water; Public sewer; 220V electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: Two levels; Entry on main level
• Construction: Wood siding construction; Composition roof; Slab foundation; Built condition: Fixer
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Breakfast bar; Pantry; Refrigerator; Dishwasher
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Split-bedroom plan with roommate floor plan
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Two-story entrance foyer; Walk-in closets; Window treatments; Family room with fireplace
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $45 ($539/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (11.8% below list).
• Recommended offer: $203k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.4% in Redan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Woodridge Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 475 students, 97% 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 99% 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; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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 21 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 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 $202,847 (11.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $312,718
• List price: $230,000
• Delta: -26.45%
• 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
4840 Terrace Green Trce	0.00mi	4/3.0 (+1)	2,142 (0%)	1mo	$240,000	$112	92
4792 Terrace Green Trce	0.14mi	3/2.0	2,146 (+0%)	4mo	$345,000	$161	88
1556 Linksview Close	0.15mi	3/2.5	2,190 (+2%)	6mo	$260,000	$119	84
4923 Terrace Green Way	0.16mi	3/2.5	2,280 (+6%)	4mo	$314,280	$138	79
4970 Clubgreen Smt	0.30mi	4/2.5 (+1)	2,159 (+1%)	5mo	$299,000	$138	76
4859 Terrace Green Trce	0.06mi	3/2.0	1,833 (-14%)	0mo	$245,000	$134	70
1751 Wedgewood Dr	0.34mi	3/2.5	1,984 (-7%)	6mo	$365,000	$184	66
1594 Linksview Close	0.22mi	3/2.5	2,462 (+15%)	8mo	$314,000	$128	58
1513 Spruce Ridge Way	0.64mi	3/2.0	2,266 (+6%)	1mo	$235,000	$104	58
1559 Fieldgreen Overlook	0.53mi	4/2.5 (+1)	2,387 (+11%)	0mo	$339,900	$142	51
5010 Greenwyck	0.67mi	4/2.5 (+1)	2,010 (-6%)	6mo	$347,000	$173	48
4105 Cedar Ridge Trl	0.52mi	4/2.0 (+1)	2,385 (+11%)	8mo	$250,000	$105	43

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-32,917
• Equity at exit: $34,294

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-18,772
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $45

Break-even live

Break-even rent $1,972

Max offer price $230,000

Occupancy floor 93%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Devon Ct Stone Mountain, GA	4.0	3.0	2100	$2,145	$1.02	24d	1	0.26mi
4852 Lost Colony Ct Stone Mountain, GA	4.0	3.0	1694	$1,775	$1.05	24d	1	0.26mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.27mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,000	$0.54	3d	1	0.27mi
4939 Clubgreen Smt Stone Mountain, GA	4.0	2.5	2156	$2,139	$0.99	43d	1	0.28mi
4073 Cedar Ridge Trl Stone Mountain, GA	4.0	2.5	2100	$1,761	$0.84	43d	1	0.53mi
4169 Cedar Ridge Trl Stone Mountain, GA	3.0	2.0	1591	$1,870	$1.18	5d	1	0.61mi
1922 Manhattan Pkwy Decatur, GA	2.0	2.5	1814	$2,000	$1.10	5d	1	0.71mi
2014 Manhattan Pkwy Decatur, GA	3.0	2.5	1620	$1,956	$1.21	5d	1	0.75mi
5118 Rocky Gln Stone Mountain, GA	4.0	2.0	1932	$2,100	$1.09	43d	1	0.82mi
1859 Broadway St Decatur, GA	3.0	2.5	1620	$2,200	$1.36	3d	1	0.89mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	1d	1	0.93mi
1000 Hidden Chase Stone Mountain, GA	1.0–3.0	1.0–2.0	1185	$1,510	$1.27	5d	1	1.02mi
2003 Clearstream Overlook Stone Mountain, GA	4.0	3.0	3000	$4,950	$1.65	16d	1	1.10mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	21d	1	1.19mi
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	5d	1	1.23mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$2,369	$1.12	1d	97	1.26mi
1299 To Lani Path Stone Mountain, GA	3.0	2.0	1507	$1,675	$1.11	12d	1	1.28mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	43d	1	1.28mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	12d	1	1.32mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	21d	1	1.32mi
5179 Scarbrough Trl W Stone Mountain, GA	4.0	3.0	1700	$1,575	$0.93	3d	1	1.32mi
2293 Waters Run Decatur, GA	4.0	2.5	2500	$2,195	$0.88	43d	1	1.33mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	1d	1	1.36mi
2079 Panola Way Ct Lithonia, GA	4.0	3.0	1971	$1,850	$0.94	24d	1	1.41mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	16d	1	1.47mi
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	1d	1	1.47mi
1401 Panola Rd Stone Mountain, GA	4.0	4.5	2000	$2,975	$1.49	43d	1	1.48mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	20d	1	1.50mi

Listing history 6 events

1. 2026-05-15
   status Pending 419-char remark
2. 2026-05-05
   status Under Contract 397-char remark

   Show marketing remark (397 chars)

   Beautiful spacious 4 bedroom 3 bath home in quiet subdivision ready for your finishing touches. Bedroom and bath on the main. Kitchen overlooks the family room and living room. Oversized primary suite has spacious walk-in closets. Large backyard ready outdoor entertainment. Hurry! This gem will not last long. Washer/dryer is not included in the sale. Highest and best is due by May 1, 2026

3. 2026-05-05
   historical Active Under Contract 419-char remark

   Show marketing remark (397 chars)

   Beautiful spacious 4 bedroom 3 bath home in quiet subdivision ready for your finishing touches. Bedroom and bath on the main. Kitchen overlooks the family room and living room. Oversized primary suite has spacious walk-in closets. Large backyard ready outdoor entertainment. Hurry! This gem will not last long. Washer/dryer is not included in the sale. Highest and best is due by May 1, 2026

4. 2026-04-23
   listed $230,000 Active 419-char remark

   Show marketing remark (397 chars)

   Beautiful spacious 4 bedroom 3 bath home in quiet subdivision ready for your finishing touches. Bedroom and bath on the main. Kitchen overlooks the family room and living room. Oversized primary suite has spacious walk-in closets. Large backyard ready outdoor entertainment. Hurry! This gem will not last long. Washer/dryer is not included in the sale. Highest and best is due by May 1, 2026

5. 2026-04-23
   listed $230,000 New 397-char remark

   Show marketing remark (397 chars)

   Beautiful spacious 4 bedroom 3 bath home in quiet subdivision ready for your finishing touches. Bedroom and bath on the main. Kitchen overlooks the family room and living room. Oversized primary suite has spacious walk-in closets. Large backyard ready outdoor entertainment. Hurry! This gem will not last long. Washer/dryer is not included in the sale. Highest and best is due by May 1, 2026

6. 1996-03-14
   soldstatus $109,000

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 ≥104°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: $24,342
• − Mortgage interest: −$12,884
• − Property taxes: −$3,067
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$6,691
• Taxable loss: −$3,345
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,342/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

+120.2% since first listed

8 events — show timeline

• 2026-05-20 Sold (MLS) $240,000 FMLS
• 2026-05-20 Sold (MLS) $240,000 GAMLS
• 2026-05-15 Pending — FMLS
• 2026-05-05 Pending — GAMLS
• 2026-05-05 Contingent — FMLS
• 2026-04-23 Listed $230,000 FMLS
• 2026-04-23 Listed $230,000 GAMLS
• 1996-03-14 Sold (Public Records) $109,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,067 · -1.3% YoY. Source: county tax records.