4436 Malibu Dr · Redan, GA 30035

$260,150

3 bd · 2.5 ba · 2,322 sqft · SingleFamily public records · 13 Days on market

Built 1968 0.28 ac lot $112/sqft · 23% below area Est $280k · 7% under

---

Why this score? — see what drove the F 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 +10.8/15.0
• Cash flow +7.6/30.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potentials in this brick and frame house located in the Heatherwood North Subdivision of DeKalb County. An opportunity waiting for the smart investor. Four bedroom, 2 bath home with a basement. This property is sold as is, all cash. No seller disclosures available. This is a Fannie Mae HomePath property. First Look Initiative thru 11/14/12.

Key facts

• Thoughtful layout
• Outdoor retreat
• Residential setting

Tags

• THOUGHTFUL LAYOUT
• OUTDOOR RETREAT
• EASY ACCESS TO MAJOR ROADWAYS
• RESIDENTIAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (25.1% below list).
• Recommended offer: $195k (25.1% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents flat; 180 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 ($67k/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 $8k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $260k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,961 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.75% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 11.1

CMA / ARV

• ARV (median comp): $280,495
• List price: $260,150
• Delta: -8.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Spruce Ridge Way	0.47mi	3/2.0	2,266 (-2%)	1mo	$235,000	$104	71
4541 Mercer Rd	0.25mi	4/2.5 (+1)	2,024 (-13%)	2mo	$295,500	$146	60
4594 Bexley Dr	0.73mi	4/3.0 (+1)	2,381 (+2%)	2mo	$249,900	$105	54
4641 Wendover Dr	0.52mi	4/2.5 (+1)	2,130 (-8%)	5mo	$242,500	$114	53
4670 Wendover Dr	0.62mi	4/3.0 (+1)	2,193 (-6%)	3mo	$270,000	$123	52
1215 Sharonton Dr	0.69mi	4/2.5 (+1)	2,410 (+4%)	5mo	$257,800	$107	52
1586 Elm Ridge Way	0.53mi	3/3.0	2,531 (+9%)	8mo	$370,000	$146	51
4105 Cedar Ridge Trl	0.68mi	4/2.0 (+1)	2,385 (+3%)	8mo	$250,000	$105	50
1714 Highland Pl	0.52mi	3/2.0	2,046 (-12%)	10mo	$395,900	$193	46
4197 Carrollwood Dr	0.74mi	4/2.5 (+1)	2,150 (-7%)	8mo	$280,000	$130	41
4665 Big Valley Rd	0.75mi	3/2.5	2,047 (-12%)	8mo	$218,000	$106	38
1214 Mannbrook Dr	0.65mi	4/2.0 (+1)	2,040 (-12%)	5mo	$208,000	$102	38

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.10×
• Total profit: $-65,754
• Equity at exit: $38,789

10-year hold

• IRR: -35.6%
• Equity multiple: -0.35×
• Total profit: $-98,296
• Equity at exit: $22,493

Cash invested: $72,842 (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 30035

• Home prices YoY: -33.8%
• Rents YoY: 0.9%
• Active inventory: 180
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,364
• Tax from tax record: −$375 /mo · $4,497/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-307

Break-even live

Break-even rent $2,338

Max offer price $205,879

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-234	+0% $-307	+5% $-381	+10% $-454
Rent	-10% $-461	-5% $-384	+0% $-307	+5% $-230	+10% $-153
Rate	-1.0pp $-176	-0.5pp $-241	base $-307	+0.5pp $-375	+1.0pp $-443

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: $65,038
• Closing costs: $7,804
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1563 Pine Glen Cir Decatur, GA	3.0	2.0	1608	$1,695	$1.05	5d	1	0.24mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	22d	1	0.26mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	13d	1	0.26mi
4336 Glenhaven Dr Decatur, GA	4.0	3.0	2100	$2,500	$1.19	44d	1	0.47mi
4169 Cedar Ridge Trl Stone Mountain, GA	3.0	2.0	1591	$1,870	$1.18	5d	1	0.56mi
4073 Cedar Ridge Trl Stone Mountain, GA	4.0	2.5	2100	$1,761	$0.84	44d	1	0.71mi
1206 To Lani Farm Rd Stone Mountain, GA	4.0	2.5	2760	$2,300	$0.83	0d	1	0.73mi
1600 Devon Ct Stone Mountain, GA	4.0	3.0	2100	$2,145	$1.02	25d	1	0.83mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.85mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,000	$0.54	4d	1	0.85mi
1127 Cherokee Hts Stone Mountain, GA	4.0	3.0	2184	$1,831	$0.84	13d	1	0.86mi
1102 Cherokee Hts Stone Mountain, GA	4.0	2.5	1867	$2,140	$1.15	12d	1	0.91mi
4852 Lost Colony Ct Stone Mountain, GA	4.0	3.0	1694	$1,775	$1.05	25d	1	0.97mi
1922 Manhattan Pkwy Decatur, GA	2.0	2.5	1814	$2,000	$1.10	5d	1	1.10mi
1859 Broadway St Decatur, GA	3.0	2.5	1620	$2,200	$1.36	4d	1	1.17mi
2014 Manhattan Pkwy Decatur, GA	3.0	2.5	1620	$1,956	$1.21	5d	1	1.20mi
4939 Clubgreen Smt Stone Mountain, GA	4.0	2.5	2156	$2,139	$0.99	44d	1	1.34mi
887 Ellis Rd Stone Mountain, GA	3.0	2.0	1778	$1,923	$1.08	25d	1	1.39mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	5d	1	1.44mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	2d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $260,150 Active 13 DOM
2. 2026-06-17
   days on market $260,150 Active 12 DOM
3. 2026-06-16
   days on market $260,150 Active 11 DOM
4. 2026-06-15
   days on market $260,150 Active 10 DOM
5. 2026-06-13
   days on market $260,150 Active 8 DOM
6. 2026-06-09
   days on market $260,150 Active 4 DOM
7. 2026-06-08
   days on market $260,150 Active 3 DOM
8. 2026-06-07
   pricestatusdays on marketlisting id $260,150 Active 2 DOM
9. 2026-05-04
   historical
10. 2025-07-22
    price $258,000
11. 2025-05-23
    price $270,000
12. 2024-12-31
    listed $278,000 New
13. 2022-11-30
    historical
14. 2020-02-18
    soldstatus $128,000
15. 2013-11-15
    price $23,500 353-char remark

    Show marketing remark (353 chars)

    Great potentials in this brick and frame house located in the Heatherwood North Subdivision of DeKalb County. An opportunity waiting for the smart investor. Four bedroom, 2 bath home with a basement. This property is sold as is, all cash. No seller disclosures available. This is a Fannie Mae HomePath property. First Look Initiative thru 11/14/12.

16. 2012-12-21
    soldstatus $36,600 Sold 353-char remark

    Show marketing remark (353 chars)

    Great potentials in this brick and frame house located in the Heatherwood North Subdivision of DeKalb County. An opportunity waiting for the smart investor. Four bedroom, 2 bath home with a basement. This property is sold as is, all cash. No seller disclosures available. This is a Fannie Mae HomePath property. First Look Initiative thru 11/14/12.

17. 2012-12-19
    historical 353-char remark

    Show marketing remark (353 chars)

    Great potentials in this brick and frame house located in the Heatherwood North Subdivision of DeKalb County. An opportunity waiting for the smart investor. Four bedroom, 2 bath home with a basement. This property is sold as is, all cash. No seller disclosures available. This is a Fannie Mae HomePath property. First Look Initiative thru 11/14/12.

18. 2012-12-07
    price $36,600 353-char remark

    Show marketing remark (353 chars)

    Great potentials in this brick and frame house located in the Heatherwood North Subdivision of DeKalb County. An opportunity waiting for the smart investor. Four bedroom, 2 bath home with a basement. This property is sold as is, all cash. No seller disclosures available. This is a Fannie Mae HomePath property. First Look Initiative thru 11/14/12.

19. 2012-11-08
    listed $23,500 New 353-char remark

    Show marketing remark (353 chars)

    Great potentials in this brick and frame house located in the Heatherwood North Subdivision of DeKalb County. An opportunity waiting for the smart investor. Four bedroom, 2 bath home with a basement. This property is sold as is, all cash. No seller disclosures available. This is a Fannie Mae HomePath property. First Look Initiative thru 11/14/12.

20. 1998-02-18
    soldstatus $69,500

ⓘ 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: $4,497 · $375/mo
• Projected year-2 tax: $4,497 · $375/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $23,395
• − Mortgage interest: −$14,572
• − Property taxes: −$4,497
• − Insurance: −$1,301
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$7,568
• Taxable loss: −$8,286
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $-1,698/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

• County: Dekalb County · 782,738 people
• City population: 29,279
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,569
• Household income: $66,799
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1304.0

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% White 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Swiss 0%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2%

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: ▼ -111.60%
• Current HPI: 218.8323
• Rent YoY: ▲ 0.87%
• 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

+271.2% since first listed

12 events — show timeline

• 2026-05-04 Listing Removed — GAMLS
• 2025-07-22 Price Changed $258,000 GAMLS
• 2025-05-23 Price Changed $270,000 GAMLS
• 2024-12-31 Listed $278,000 GAMLS
• 2022-11-30 Rental Removed — FMLS
• 2020-02-18 Sold (Public Records) $128,000 Public Records
• 2013-11-15 Price Changed $23,500 GAMLS
• 2012-12-21 Sold (MLS) $36,600 GAMLS
• 2012-12-19 Listing Removed — GAMLS
• 2012-12-07 Price Changed $36,600 GAMLS
• 2012-11-08 Listed $23,500 GAMLS
• 1998-02-18 Sold (Public Records) $69,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,497 · -13.7% YoY. Source: county tax records.