854 Greenhedge Dr · Redan, GA 30088

$116,999

3 bd · 2.0 ba · 1,433 sqft · SingleFamily public records · 133 Days on market

Built 1983 0.28 ac lot $82/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR OPPORTUNITY! Property sold AS-IS. Home has fire damage and is ideal for investors or renovators seeking a value-add project. Interior cleanout has been completed, allowing for immediate renovation. Strong potential for fix & flip or long-term rental. No Seller's Disclosure available. Buyer to verify all information. Don't miss this opportunity!!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Market conditions: Rents rising (+3.7%/yr); 215 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $809 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $99k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.64% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.31%
• DSCR: 1.81
• GRM: 5.1

CMA / ARV

• ARV (median comp): $240,748
• List price: $116,999
• Delta: -51.40%
• 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
868 Greenhedge Dr	0.05mi	3/2.0	1,324 (-8%)	2mo	$170,000	$128	84
870 Chapman Cir	0.46mi	3/2.0	1,432 (-0%)	2mo	$185,000	$129	77
5208 Mainstreet Park Dr	0.40mi	3/2.0	1,482 (+3%)	2mo	$200,000	$135	74
783 Fox Valley Dr	0.31mi	3/2.5	1,536 (+7%)	4mo	$167,500	$109	68
884 Forest Path	0.17mi	3/2.0	1,632 (+14%)	0mo	$225,000	$138	68
5233 Mccarter Sta	0.40mi	3/2.0	1,528 (+7%)	2mo	$220,000	$144	68
5224 Mccarter Sta	0.41mi	3/2.0	1,308 (-9%)	1mo	$220,400	$169	66
5486 Fox Valley Ln	0.44mi	3/3.0	1,536 (+7%)	3mo	$140,000	$91	61
5471 Fox Valley Ln	0.45mi	3/2.0	1,265 (-12%)	2mo	$225,000	$178	58
5242 Mccarter Sta	0.37mi	4/3.0 (+1)	1,640 (+14%)	3mo	$277,000	$169	47
1017 Forest West Ct	0.49mi	4/2.0 (+1)	1,626 (+14%)	4mo	$198,400	$122	46
629 Waterview Ct	0.75mi	4/2.5 (+1)	1,542 (+8%)	2mo	$229,000	$149	44

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $14,445
• Equity at exit: $17,445

10-year hold

• IRR: 20.8%
• Equity multiple: 2.83×
• Total profit: $60,063
• Equity at exit: $10,116

Cash invested: $32,760 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$614
• Tax from tax record: −$356 /mo · $4,273/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $500

Break-even live

Break-even rent $1,289

Max offer price $116,999

Occupancy floor 69%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	43d	1	0.32mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	1d	1	0.38mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	19d	1	0.41mi
1078 Forest Path Stone Mountain, GA	4.0	2.5	1554	$1,845	$1.19	43d	1	0.55mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	12d	1	0.60mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	16d	1	0.73mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	24d	1	0.76mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	43d	1	0.77mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	16d	1	0.77mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	12d	1	0.84mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	3d	1	0.91mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	43d	1	0.98mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	0.99mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	1.00mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	15d	1	1.02mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	24d	1	1.06mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	12d	1	1.16mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	1.17mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	21d	1	1.17mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	10d	1	1.17mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	43d	1	1.19mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	43d	1	1.20mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	12d	1	1.24mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,773	$1.37	24d	1	1.25mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	5d	1	1.25mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	1d	1	1.26mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	43d	1	1.32mi
5799 Redan Rd Stone Mountain, GA	3.0	2.0	1546	$1,490	$0.96	24d	1	1.32mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	5d	1	1.33mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	43d	1	1.35mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	43d	1	1.36mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	43d	1	1.37mi
1163 Mainstreet Valley Dr Stone Mountain, GA	3.0	2.0	1024	$1,476	$1.44	24d	1	1.38mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,731	$1.61	21d	1	1.40mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	21d	1	1.41mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	2d	1	1.44mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	5d	1	1.44mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	5d	1	1.45mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	24d	1	1.46mi

Listing history 49 events

1. 2026-06-18
   days on market $116,999 Active 133 DOM
2. 2026-06-17
   days on market $116,999 Active 132 DOM
3. 2026-06-16
   days on market $116,999 Active 131 DOM
4. 2026-06-15
   days on market $116,999 Active 130 DOM
5. 2026-06-13
   days on market $116,999 Active 128 DOM
6. 2026-06-09
   days on market $116,999 Active 124 DOM
7. 2026-06-08
   days on market $116,999 Active 123 DOM
8. 2026-06-07
   days on market $116,999 Active 122 DOM
9. 2026-06-04
   days on market $116,999 Active 119 DOM
10. 2026-06-03
    days on market $116,999 Active 118 DOM
11. 2026-06-02
    days on market $116,999 Active 117 DOM
12. 2026-06-01
    days on market $116,999 Active 116 DOM
13. 2026-05-31
    days on market $116,999 Active 115 DOM
14. 2026-02-05
    listed $116,999 New 360-char remark

    Show marketing remark (336 chars)

    INVESTOR OPPORTUNITY! Property sold AS-IS. Home has fire damage and is ideal for investors or renovators seeking a value-add project. Interior cleanout has been completed, allowing for immediate renovation. Strong potential for fix & flip or long-term rental. No Seller’s Disclosure available. Buyer to verify all information.

15. 2026-02-05
    listed $116,999 Active 336-char remark

    Show marketing remark (336 chars)

    INVESTOR OPPORTUNITY! Property sold AS-IS. Home has fire damage and is ideal for investors or renovators seeking a value-add project. Interior cleanout has been completed, allowing for immediate renovation. Strong potential for fix & flip or long-term rental. No Seller’s Disclosure available. Buyer to verify all information.

16. 2025-08-29
    soldstatus $99,200
17. 2025-08-28
    soldstatus $99,200 Sold
18. 2025-08-28
    soldstatus $99,200 Closed
19. 2025-08-20
    status Pending
20. 2025-08-19
    status Under Contract
21. 2025-07-29
    listed $114,900 New
22. 2025-07-29
    listed $114,900 Active
23. 2024-05-14
    soldstatus $75,000
24. 2013-05-10
    price $57,835
25. 2013-03-11
    soldstatus $57,900
26. 2013-03-01
    price $57,835
27. 2013-03-01
    historical
28. 2013-02-27
    soldstatus $57,835 Sold
29. 2013-02-27
    price $63,000
30. 2013-02-27
    soldstatus $57,835 Sold
31. 2013-02-23
    status Pending
32. 2013-02-13
    status Under Contract
33. 2013-02-13
    historical Contingent - Due Diligence
34. 2013-02-12
    price $63,000
35. 2013-02-01
    listed $63,000 Active
36. 2013-02-01
    listed $63,000 New
37. 2011-11-30
    historical
38. 2011-11-23
    soldstatus $25,000 Sold
39. 2011-11-01
    status Pending
40. 2011-10-28
    price $28,300 Active
41. 2011-10-28
    status Active
42. 2011-10-07
    status Pending
43. 2011-09-01
    price $29,900
44. 2011-08-05
    listed $33,900 Active
45. 2008-08-08
    soldstatus $115,000
46. 2005-03-10
    soldstatus $75,500
47. 2000-12-26
    soldstatus $105,500
48. 1985-10-07
    soldstatus $67,950
49. 1984-05-31
    soldstatus $68,000

ⓘ 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: $4,273 · $356/mo
• Projected year-2 tax: $4,273 · $356/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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,063
• − Mortgage interest: −$6,554
• − Property taxes: −$4,273
• − Insurance: −$585
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$3,404
• Taxable income: $4,558
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,906/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): 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

+72.1% since first listed

36 events — show timeline

• 2026-02-05 Listed $116,999 FMLS
• 2026-02-05 Listed $116,999 GAMLS
• 2025-08-29 Sold (Public Records) $99,200 Public Records
• 2025-08-28 Sold (MLS) $99,200 FMLS
• 2025-08-28 Sold (MLS) $99,200 GAMLS
• 2025-08-20 Pending — FMLS
• 2025-08-19 Pending — GAMLS
• 2025-07-29 Listed $114,900 FMLS
• 2025-07-29 Listed $114,900 GAMLS
• 2024-05-14 Sold (Public Records) $75,000 Public Records
• 2013-05-10 Price Changed $57,835 GAMLS
• 2013-03-11 Sold (Public Records) $57,900 Public Records
• 2013-03-01 Price Changed $57,835 FMLS
• 2013-03-01 Listing Removed — FMLS
• 2013-02-27 Sold (MLS) $57,835 GAMLS
• 2013-02-27 Sold (MLS) $57,835 FMLS
• 2013-02-27 Price Changed $63,000 FMLS
• 2013-02-23 Pending — FMLS
• 2013-02-13 Pending — GAMLS
• 2013-02-13 Contingent — FMLS
• 2013-02-12 Price Changed $63,000 GAMLS
• 2013-02-01 Listed $63,000 FMLS
• 2013-02-01 Listed $63,000 GAMLS
• 2011-11-30 Listing Removed — FMLS
• 2011-11-23 Sold (MLS) $25,000 FMLS
• 2011-11-01 Pending — FMLS
• 2011-10-28 Relisted — FMLS
• 2011-10-28 Price Changed $28,300 FMLS
• 2011-10-07 Pending — FMLS
• 2011-09-01 Price Changed $29,900 FMLS
• 2011-08-05 Listed $33,900 FMLS
• 2008-08-08 Sold (Public Records) $115,000 Public Records
• 2005-03-10 Sold (Public Records) $75,500 Public Records
• 2000-12-26 Sold (Public Records) $105,500 Public Records
• 1985-10-07 Sold (Public Records) $67,950 Public Records
• 1984-05-31 Sold (Public Records) $68,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,273 · +8.4% YoY. Source: county tax records.