6173 Redan Overlook · Redan, GA 30058

$213,000

3 bd · 2.5 ba · 1,562 sqft · Townhouse · 170 Days on market

Built 2021 Fair condition 871 sqft lot Est $254k · 16% under $15/mo HOA · 1% of rent

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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).

• Cash flow +15.7/30.0
• ARV discount +14.8/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.1/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

POSSIBLE SHORT SALE. Hurry will not last long!! So much space to enjoy! Lovely Townhome in spectacular condition! Wonderful, quiet community! Large, beautiful kitchen w/stainless steel appliances - opens to generous family room ! Ready to move into condition! Ideal location! SPACIOUS 2 STORY TOWNHOUSEWITH 3 BEDROOMS 2.5 BATHS AND IS TOTAL ELECTRIC. APPOINTMENT ONLY Showing by appointment with owner. Possible short sale-great opportunity for buyers seeking space, value, and location.

Key facts

• Ideal location
• Large kitchen
• Generous family room

Tags

• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS FAMILY ROOM
• QUIET COMMUNITY
• IDEAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $213k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $200k (6.1% below list).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Market conditions: Rents rising (+1.2%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% 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 $6k 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 170 days — a 12% lower offer ($187k) 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, 23% 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 $187,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $253,988
• List price: $213,000
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6347 Princeton Ridge Dr	0.35mi	3/2.5	1,590 (+2%)	4mo	$265,000	$167	77
6315 Princeton Ridge Dr	0.37mi	3/2.5	1,590 (+2%)	9mo	$280,000	$176	72
6336 Scudders Dr	0.24mi	3/2.5	1,617 (+4%)	23mo	$290,000	$179	64

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-32,145
• Equity at exit: $31,759

10-year hold

• IRR: -10.3%
• Equity multiple: 0.42×
• Total profit: $-34,430
• Equity at exit: $18,416

Cash invested: $59,640 (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: 435
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA: −$15
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $93

Break-even live

Break-even rent $1,882

Max offer price $213,000

Occupancy floor 90%

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1691 Redan W Lithonia, GA	4.0	3.0	1691	$1,760	$1.04	43d	1	0.13mi
6328 Scudders Dr Lithonia, GA	3.0	2.5	1580	$1,999	$1.27	5d	1	0.24mi
6456 Scudders Dr Lithonia, GA	3.0	2.5	1617	$2,100	$1.30	20d	1	0.24mi
1924 Dillon Dr Lithonia, GA	3.0	2.5	1617	$2,043	$1.26	43d	1	0.26mi
1809 Edgehill Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	22d	1	0.28mi
1881 Plainsboro Dr Lithonia, GA	3.0	2.5	1540	$2,150	$1.40	16d	1	0.29mi
1903 Plainsboro Dr Lithonia, GA	3.0	2.5	1590	$2,100	$1.32	24d	1	0.33mi
6360 Princeton Ridge Dr Unit 6360 Lithonia, GA	3.0	2.5	1539	$2,150	$1.40	43d	1	0.33mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	43d	1	0.68mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	0.70mi
6514 Eastbriar Dr Lithonia, GA	3.0	2.0	1572	$1,915	$1.22	43d	1	0.71mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	43d	1	0.74mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,000	$0.61	10d	1	0.79mi
1367 Swift Creek Ln Lithonia, GA	3.0	2.0	1633	$1,200	$0.73	22d	1	0.79mi
6014 Bretton Woods Dr Lithonia, GA	4.0	2.5	1625	$2,195	$1.35	43d	1	0.79mi
6426 Charter Way Lithonia, GA	2.0	2.5	1166	$1,700	$1.46	43d	1	0.81mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	24d	1	0.81mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	24d	1	0.87mi
6492 Charter Way Lithonia, GA	2.0	2.5	1168	$1,600	$1.37	12d	1	0.89mi
6294 Saddlewood Dr Lithonia, GA	4.0	3.0	1964	$1,795	$0.91	43d	1	0.89mi
2049 Charter Ln Lithonia, GA	2.0	3.0	1152	$1,695	$1.47	43d	1	0.92mi
1964 Corners Cir Lithonia, GA	4.0	2.5	2224	$1,945	$0.87	5d	1	0.97mi
6614 Rebecca Lou Ln Lithonia, GA	3.0	2.5	1893	$1,895	$1.00	22d	1	1.00mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	20d	1	1.01mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	1.01mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	1.02mi
6258 Marbut Farms Ter Lithonia, GA	3.0	2.0	2016	$1,646	$0.82	24d	1	1.11mi
2144 Marbut Farms Entry Lithonia, GA	3.0	2.0	1715	$1,795	$1.05	43d	1	1.12mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	1.15mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	1.15mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	20d	1	1.20mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	18d	1	1.22mi
2839 Rambling Way Lithonia, GA	3.0	2.5	1623	$1,700	$1.05	1d	1	1.22mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	1.23mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	12d	1	1.24mi
3010 Stonebridge Creek Dr Lithonia, GA	3.0	2.5	1623	$1,750	$1.08	43d	1	1.31mi
3028 Stonebridge Creek Dr Lithonia, GA	3.0	2.0	1713	$1,739	$1.02	16d	1	1.34mi
6162 Dana Ct Lithonia, GA	4.0	3.0	1792	$2,055	$1.15	5d	1	1.35mi
5811 Calico Ct Lithonia, GA	4.0	2.5	2016	$2,300	$1.14	43d	1	1.38mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	1.41mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: electric

Listing history 15 events

1. 2026-06-18
   days on market $213,000 Active 170 DOM
2. 2026-06-17
   days on market $213,000 Active 169 DOM
3. 2026-06-16
   days on market $213,000 Active 168 DOM
4. 2026-06-15
   days on market $213,000 Active 167 DOM
5. 2026-06-13
   days on market $213,000 Active 165 DOM
6. 2026-06-09
   days on market $213,000 Active 161 DOM
7. 2026-06-08
   days on market $213,000 Active 160 DOM
8. 2026-06-07
   days on market $213,000 Active 159 DOM
9. 2026-06-04
   days on market $213,000 Active 156 DOM
10. 2026-06-03
    days on market $213,000 Active 155 DOM
11. 2026-06-02
    days on market $213,000 Active 154 DOM
12. 2026-06-01
    days on market $213,000 Active 153 DOM
13. 2026-05-31
    pricedays on marketlisting id $213,000 Active 152 DOM
14. 2025-12-30
    listed $215,000 New 495-char remark

    Show marketing remark (495 chars)

    POSSIBLE SHORT SALE. Hurry will not last long!! So much space to enjoy! Lovely Townhome in spectacular condition! Wonderful, quiet community! Large, beautiful kitchen w/stainless steel appliances - opens to generous family room ! Ready to move into condition! Ideal location! SPACIOUS 2 STORY TOWNHOUSEWITH 3 BEDROOMS 2.5 BATHS AND IS TOTAL ELECTRIC. APPOINTMENT ONLY Showing by appointment with owner. Possible short sale-great opportunity for buyers seeking space, value, and location.

15. 2025-12-30
    listed $215,000 Active 495-char remark

    Show marketing remark (495 chars)

    POSSIBLE SHORT SALE. Hurry will not last long!! So much space to enjoy! Lovely Townhome in spectacular condition! Wonderful, quiet community! Large, beautiful kitchen w/stainless steel appliances - opens to generous family room ! Ready to move into condition! Ideal location! SPACIOUS 2 STORY TOWNHOUSEWITH 3 BEDROOMS 2.5 BATHS AND IS TOTAL ELECTRIC. APPOINTMENT ONLY Showing by appointment with owner. Possible short sale-great opportunity for buyers seeking space, value, and location.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $24,001
• − Mortgage interest: −$11,931
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$180
• − Depreciation: −$6,196
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,695/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.

Condition & rehab AI · 2 photos

Fair 40/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Fresh paint and new siding can significantly enhance its curb appeal and resale value.

Repairs flagged

• Major Exterior siding — Significant wear and possible damage
• Moderate Roof — Not pristine, may need minor repairs

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal
• Resale Replace exterior siding — New siding can enhance the home's value and curb appeal
• Resale Paint interior walls — Fresh paint can improve the home's appearance and value
• Resale Replace kitchen appliances — Upgrading appliances can add value and appeal
• Resale Replace bathroom fixtures — Modern fixtures can enhance the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and possible damage	Major	$15,000–50,000
Roof · Not pristine, may need minor repairs	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal ↑
• Resale Replace exterior siding — New siding can enhance the home's value and curb appeal ↑
• Resale Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Resale Replace kitchen appliances — Upgrading appliances can add value and appeal ↑
• Resale Replace bathroom fixtures — Modern fixtures can enhance the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2025-12-30 Listed $215,000 FMLS
• 2025-12-30 Listed $215,000 GAMLS