2176 Wellington Cir · Redan, GA 30058

$109,900

2 bd · 2.0 ba · 1,296 sqft · Townhouse public records · 18 Days on market

Built 1986 3,484 sqft lot Est $152k · 28% under $30/mo HOA · 2% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investors wanted. This home has been cleaned out and ready for a straightforward and COMPLETE rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value or a homeowner who can put in some sweat equity. Would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney. Sold As-Is. No blind offers

Key facts

• $30 HOA
• 2 parking spots
• Built 1986

Property features AI

Finance

• HOA & community: Association fee $90 quarterly; Community contains about 130 units

Exterior

• Parking: Two assigned parking spaces
• Utilities: Public water; Public sewer; 110-volt electrical service; Cable available; Electricity available
• Home design: Two levels; Condominium ownership; End-unit (directions note: end unit)
• Construction: Vinyl siding; Composition roof; Slab foundation; Property listed as fixer
• Exterior features: Rear porch; Asphalt road frontage on a city street

Interior

• Kitchen: Cabinetry with other/custom features; Appliances listed as other
• Bedrooms: One bedroom on the main level; One bedroom on the upper level
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level); Master bathroom with other/custom features
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: One fireplace located in the family room; Roommate floor plan; Open-concept dining area; Other interior features
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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); 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.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 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 (+1.2%/yr); 444 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) 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.
• Current owner paid $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.58% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $151,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2176 Wellington Cir	0.00mi	2/2.0	1,296 (0%)	1mo	$95,000	$73	100
2263 Wellington Cir	0.06mi	2/2.0	1,296 (0%)	2mo	$177,000	$137	96
2381 Cove Rd	0.06mi	2/2.0	1,296 (0%)	3mo	$176,000	$136	95
2161 Wellington Cir	0.04mi	2/2.0	1,281 (-1%)	4mo	$142,000	$111	93
2292 Wellington Cir	0.13mi	2/2.0	1,323 (+2%)	0mo	$183,000	$138	90
2356 Cove Rd	0.09mi	2/2.5	1,176 (-9%)	2mo	$185,000	$157	76
6318 Wellington Walk Way	0.26mi	2/1.5	1,205 (-7%)	4mo	$122,000	$101	71
6344 Wellington Walk Way	0.32mi	2/2.5	1,212 (-6%)	3mo	$140,000	$116	70
2254 Wellington Cir	0.08mi	3/2.0 (+1)	1,404 (+8%)	9mo	$164,000	$117	70
6559 Wellington Chase Ct	0.58mi	2/1.5	1,280 (-1%)	4mo	$130,000	$102	66
849 Hillandale Ln	0.55mi	2/2.5	1,355 (+5%)	1mo	$215,000	$159	64
6500 Wellington Chase Ct	0.64mi	2/1.5	1,280 (-1%)	8mo	$146,000	$114	59

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,092
• Equity at exit: $16,386

10-year hold

• IRR: 12.7%
• Equity multiple: 1.91×
• Total profit: $28,143
• Equity at exit: $9,502

Cash invested: $30,772 (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 30058

• Home prices YoY: -21.4%
• Rents YoY: 1.2%
• Active inventory: 444
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$576
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$46
• HOA: −$30
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $422

Break-even live

Break-even rent $1,203

Max offer price $109,900

Occupancy floor 71%

Sensitivity live

Price	-10% $484	-5% $453	+0% $422	+5% $391	+10% $360
Rent	-10% $285	-5% $353	+0% $422	+5% $491	+10% $559
Rate	-1.0pp $477	-0.5pp $450	base $422	+0.5pp $394	+1.0pp $365

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Wellington Cir Lithonia, GA	2.0	2.5	1176	$1,600	$1.36	0d	1	0.05mi
2280 Wellington Cir Lithonia, GA	3.0	2.0	1404	$1,750	$1.25	0d	1	0.06mi
2347 Wellington Cir Lithonia, GA	2.0	2.0	952	$1,500	$1.58	18d	1	0.10mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	45d	1	0.14mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	45d	1	0.17mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	7d	1	0.19mi
2325 Woodcrest Walk Lithonia, GA	1.0–2.0	1.0–2.0	788	$1,414	$1.79	1d	19	0.35mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	7d	1	0.37mi
2208 Marbut Farms Trce Lithonia, GA	3.0	2.5	1592	$1,770	$1.11	1d	1	0.43mi
2330 McKenna Square Dr Lithonia, GA	3.0	2.5	1514	$2,075	$1.37	26d	1	0.46mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	7d	1	0.48mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,695	$1.35	23d	1	0.52mi
6427 Wellington Chase Ct Lithonia, GA	2.0	2.5	1258	$1,640	$1.30	7d	1	0.52mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	22d	1	0.53mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	3d	1	0.55mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	45d	1	0.58mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	26d	1	0.58mi
6495 Wellington Chase Ct Lithonia, GA	2.0	1.0	1533	$950	$0.62	45d	1	0.58mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	7d	1	0.60mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	7d	1	0.62mi
6414 Shalks Crossing Dr Lithonia, GA	3.0	2.5	1580	$2,050	$1.30	7d	1	0.65mi
564 Hillandale Park Dr Lithonia, GA	2.0	2.0	1150	$2,250	$1.96	45d	1	0.68mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	26d	1	0.68mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,349	$1.36	45d	1	0.68mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	18d	1	0.69mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	45d	1	0.71mi
5975 Hillvale Trl Lithonia, GA	3.0	2.0	1616	$1,900	$1.18	45d	1	0.73mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	7d	1	0.75mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	22d	1	0.76mi
6012 Regent Mnr Lithonia, GA	2.0	2.0	1200	$1,450	$1.21	45d	1	0.77mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	5d	1	0.77mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	1d	1	0.77mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,325	$1.18	45d	1	0.78mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.78mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	3d	1	0.79mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	20d	1	0.79mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	1d	1	0.80mi
6067 Regent Mnr Lithonia, GA	3.0	2.5	1524	$1,700	$1.12	45d	1	0.80mi
416 Hillandale Park Dr Lithonia, GA	3.0	2.5	1742	$1,759	$1.01	45d	1	0.83mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	26d	1	0.84mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 15 events

1. 2026-06-08
   statusdays on market $109,900 Pending 18 DOM
2. 2026-06-07
   days on market $109,900 Active 17 DOM
3. 2026-06-04
   days on market $109,900 Active 14 DOM

   Show marketing remark (396 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward and COMPLETE rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value or a homeowner who can put in some sweat equity. Would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney. Sold As-Is. No blind offers

4. 2026-06-03
   days on market $109,900 Active 13 DOM
5. 2026-06-02
   days on market $109,900 Active 12 DOM
6. 2026-06-01
   days on market $109,900 Active 11 DOM
7. 2026-05-31
   days on market $109,900 Active 10 DOM
8. 2026-04-27
   price $124,900 396-char remark

   Show marketing remark (396 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward and COMPLETE rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value or a homeowner who can put in some sweat equity. Would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney. Sold As-Is. No blind offers

9. 2026-03-30
   price $132,900 396-char remark

   Show marketing remark (396 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward and COMPLETE rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value or a homeowner who can put in some sweat equity. Would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney. Sold As-Is. No blind offers

10. 2026-02-24
    listed $137,900 New 396-char remark

    Show marketing remark (396 chars)

    Investors wanted. This home has been cleaned out and ready for a straightforward and COMPLETE rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value or a homeowner who can put in some sweat equity. Would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney. Sold As-Is. No blind offers

11. 2001-04-12
    soldstatus $88,300
12. 1997-07-21
    soldstatus $60,000
13. 1990-08-21
    soldstatus $61,550
14. 1989-07-21
    soldstatus $69,900
15. 1989-05-01
    soldstatus $66,500

ⓘ 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: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/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 2/10 Low
• 🌡 Heat 6/10 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: $20,842
• − Mortgage interest: −$6,156
• − Property taxes: −$3,575
• − Insurance: −$550
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$360
• − Depreciation: −$3,197
• Taxable income: $3,670
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $4,184/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

+42.9% since first listed

14 events — show timeline

• 2026-06-08 Pending — FMLS
• 2026-06-04 Sold (MLS) $95,000 GAMLS
• 2026-06-04 Sold (MLS) $95,000 FMLS
• 2026-05-28 Pending — GAMLS
• 2026-05-24 Price Changed $109,900 GAMLS
• 2026-05-21 Listed $109,900 FMLS
• 2026-04-27 Price Changed $124,900 GAMLS
• 2026-03-30 Price Changed $132,900 GAMLS
• 2026-02-24 Listed $137,900 GAMLS
• 2001-04-12 Sold (Public Records) $88,300 Public Records
• 1997-07-21 Sold (Public Records) $60,000 Public Records
• 1990-08-21 Sold (Public Records) $61,550 Public Records
• 1989-07-21 Sold (Public Records) $69,900 Public Records
• 1989-05-01 Sold (Public Records) $66,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,575 · -0.6% YoY. Source: county tax records.