5984 Wellborn Trce · Redan, GA 30058

$175,000

3 bd · 2.0 ba · 2,081 sqft · SingleFamily public records · 4 Days on market

Built 1985 0.27 ac lot Est $287k · 39% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• 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

Calling all cash investors! This 4 bedroom/2.5 bathroom split foyer home is ready for some TLC and provides a great opportunity to add to your portfolio. Many of the updates needed are cosmetic. The siding may need to be replaced, and there appears to be termite damage. Deck witll need to be rebuilt. The seller has never lived in the home, so no disclosure, and buyer will need to verify all information.

Key facts

• 0.27 acre lot
• Garage
• Built 1985

Property features AI

Exterior

• Parking: 1-car garage with garage door opener and garage faces front
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Two levels; Fixer condition
• Construction: Built with other/unspecified materials; Composition roof; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Stone countertops; Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Three upper-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Entrance foyer; Brick fireplace in the family room (1 fireplace); Den
• Laundry & utility: Laundry on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.3% 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.
• Zoned schools: Redan Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 521 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).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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.
• Current owner paid $79k; list at $175k implies a 122% gain — meaningful room to come down on a strong offer.

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 $175,000

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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $287,178
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2046 Lown Farm Trl	0.24mi	4/2.5 (+1)	2,009 (-4%)	2mo	$232,500	$116	74
5990 Wellborn Trce	0.01mi	3/2.0	1,771 (-15%)	1mo	$284,000	$160	74
2045 Lown Farm Trl	0.21mi	4/2.5 (+1)	2,145 (+3%)	6mo	$295,000	$138	73
5918 Fairfield Estates Dr	0.62mi	4/2.5 (+1)	2,046 (-2%)	3mo	$320,000	$156	59
5786 Singer Ct	0.54mi	4/3.0 (+1)	2,044 (-2%)	5mo	$194,000	$95	59
2218 Lowtrail Ct	0.40mi	3/3.0	1,892 (-9%)	5mo	$188,000	$99	58
1882 Corners Cir	0.57mi	4/4.0 (+1)	2,157 (+4%)	3mo	$236,000	$109	52
5805 Marbut Rd	0.41mi	4/3.0 (+1)	2,277 (+9%)	5mo	$275,000	$121	52
2241 Cody Ct	0.48mi	4/3.0 (+1)	1,874 (-10%)	1mo	$288,000	$154	51
6012 Happy Trails Ct	0.55mi	3/3.0	1,852 (-11%)	3mo	$292,000	$158	49
5940 Fairfield Estates Dr	0.61mi	3/2.0	1,793 (-14%)	3mo	$280,000	$156	46
3026 Sherbourne Cv	0.71mi	4/2.5 (+1)	2,306 (+11%)	4mo	$276,500	$120	39

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,180
• Equity at exit: $26,093

10-year hold

• IRR: 5.3%
• Equity multiple: 1.36×
• Total profit: $17,708
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$918
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $437

Break-even live

Break-even rent $1,492

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $536	-5% $487	+0% $437	+5% $388	+10% $338
Rent	-10% $276	-5% $356	+0% $437	+5% $518	+10% $599
Rate	-1.0pp $525	-0.5pp $482	base $437	+0.5pp $392	+1.0pp $346

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: $43,750
• Closing costs: $5,250
• 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	14d	1	0.03mi
2136 Sara Ashley Way Lithonia, GA	3.0	2.0	1590	$2,200	$1.38	1d	1	0.17mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	5d	1	0.22mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$1,850	$1.29	1d	1	0.22mi
2207 Clayton Rdg Lithonia, GA	4.0	3.0	2175	$2,400	$1.10	45d	1	0.35mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	26d	1	0.41mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	7d	1	0.42mi
6012 Wellborn Trl Lithonia, GA	3.0	2.0	1510	$1,760	$1.17	3d	1	0.47mi
5975 Wellborn Trl Lithonia, GA	3.0	2.0	2035	$2,011	$0.99	17d	1	0.47mi
5876 Old Wellborn Trce Lithonia, GA	4.0	3.0	2418	$2,200	$0.91	45d	1	0.51mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.51mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	45d	1	0.52mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	7d	1	0.55mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	7d	1	0.59mi
1957 Phillips Lake Blf Lithonia, GA	4.0	3.0	2380	$2,045	$0.86	7d	1	0.63mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	26d	1	0.69mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	45d	1	0.70mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	24d	1	0.71mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	1d	1	0.71mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	3d	1	0.72mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	20d	1	0.72mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	45d	1	0.73mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	45d	1	0.74mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	45d	1	0.75mi
2208 Marbut Farms Trce Lithonia, GA	3.0	2.5	1592	$1,770	$1.11	1d	1	0.77mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	26d	1	0.77mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	26d	1	0.77mi
5477 Wellborn Creek Dr Lithonia, GA	3.0	3.0	2084	$2,400	$1.15	4d	1	0.78mi
6229 Creekford Ln Lithonia, GA	3.0	2.0	2086	$1,860	$0.89	1d	1	0.85mi
2279 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	2678	$1,800	$0.67	14d	1	0.86mi
2280 Wellington Cir Lithonia, GA	3.0	2.0	1404	$1,750	$1.25	0d	1	0.90mi
5622 Glen Ridge Bnd Lithonia, GA	3.0	2.5	1967	$2,110	$1.07	26d	1	0.96mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	45d	1	0.96mi
1903 Plainsboro Dr Lithonia, GA	3.0	2.5	1590	$2,100	$1.32	26d	1	0.98mi
5739 Hilton Ridge Rd Lithonia, GA	3.0	2.5	2000	$1,820	$0.91	3d	1	1.00mi
1881 Plainsboro Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	18d	1	1.01mi
2354 Cragstone Ct Lithonia, GA	3.0	2.5	2320	$1,550	$0.67	24d	1	1.01mi
1924 Dillon Dr Lithonia, GA	3.0	2.5	1617	$2,043	$1.26	45d	1	1.04mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	1.04mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	45d	1	1.04mi

Listing history 3 events

1. 2026-06-21
   days on market $175,000 Active 4 DOM
2. 2026-06-17
   remarks 407-char remark

   Show marketing remark (411 chars)

   Calling all cash investors! This 4 bedroom/2.5 bathroom split foyer home is ready for some TLC and provides a great opportunity to add to your portfolio. Many of the updates needed are cosmetic. The siding may need to be replaced, and there appears to be termite damage. Deck witll need to be rebuilt. The seller has never lived in the home, so no disclosure, and buyer will need to verify all information.

3. 2026-06-17
   listed $175,000 Active 1 DOM

   Show marketing remark (411 chars)

   Calling all cash investors! This 4 bedroom/2.5 bathroom split foyer home is ready for some TLC and provides a great opportunity to add to your portfolio. Many of the updates needed are cosmetic. The siding may need to be replaced, and there appears to be termite damage. Deck witll need to be rebuilt. The seller has never lived in the home, so no disclosure, and buyer will need to verify all information.

ⓘ 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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/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 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: $24,546
• − Mortgage interest: −$9,803
• − Property taxes: −$2,258
• − Insurance: −$875
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,091
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $4,624/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

+139.7% since first listed

20 events — show timeline

• 2026-06-17 Listed $175,000 GAMLS
• 2026-06-17 Coming Soon $175,000 GAMLS
• 2026-06-17 Listed $175,000 FMLS
• 2026-06-17 Coming Soon $175,000 FMLS
• 2012-02-01 Sold (Public Records) $79,000 Public Records
• 2011-12-27 Listing Removed — FMLS
• 2011-12-20 Sold (MLS) $79,000 FMLS
• 2011-11-16 Pending — FMLS
• 2011-11-08 Contingent — FMLS
• 2011-08-10 Listed $79,900 FMLS
• 2011-06-11 Price Changed $79,900 GAMLS
• 2011-01-19 Price Changed $89,900 GAMLS
• 2010-07-13 Listing Removed — FMLS
• 2010-06-30 Sold (MLS) $30,000 FMLS
• 2010-06-16 Pending — FMLS
• 2010-06-09 Price Changed $38,500 GAMLS
• 2010-06-08 Price Changed $38,500 FMLS
• 2010-05-05 Listed $42,000 FMLS
• 2007-04-17 Sold (Public Records) $148,000 Public Records
• 1985-01-31 Sold (Public Records) $73,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,258 · -2.9% YoY. Source: county tax records.