2034 Mallard Way · Redan, GA 30058

$199,900

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 68 Days on market

Built 1987 0.28 ac lot $135/sqft · 9% below area Est $219k · 9% under ↓ 2% since listing

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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 +12.0/30.0
• ARV discount +11.4/15.0
• 1% rule +4.2/10.0
• DSCR +3.5/10.0
• 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

Welcome to this charming 2-story home located at 2034 Mallard Way in Lithonia! Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers a functional layout perfect for comfortable everyday living. The main level provides a welcoming living area with great natural light, ideal for relaxing or entertaining. The kitchen offers ample cabinet space and flows nicely into the dining area for easy gatherings. Upstairs, you'll find well-sized bedrooms, including a primary suite with a private bath. The additional bedrooms offer flexibility for guests, a home office, or growing needs. Outside, enjoy a private yard with room to customize your outdoor space.

Key facts

• 2 story home
• Private yard
• Ample cabinet space

Tags

• 2 STORY HOME
• PRIVATE YARD
• AMPLE CABINET SPACE
• WELCOMING LIVING AREA
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (8.2% below list).
• Recommended offer: $184k (8.2% 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.
• Zoned schools: Panola Way Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 653 students, 100% FRL); Miller Grove Middle School (math 8% / reading 18%, grade F, #410 of 470 statewide, top 87%, 722 students, 100% FRL); Miller Grove High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 1,188 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 9% at this address vs 24% district-wide (-14 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 19d 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 36% 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 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $183,571 (8.2% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 9.1

CMA / ARV

• ARV (median comp): $218,838
• List price: $199,900
• Delta: -8.65%
• 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
1870 Taffeta Cv	0.41mi	3/2.0	1,485 (+1%)	0mo	$155,000	$104	80
5445 Mallard Trl	0.49mi	3/2.0	1,454 (-2%)	2mo	$235,000	$162	73
2077 Mallard Way	0.11mi	4/2.5 (+1)	1,360 (-8%)	7mo	$200,000	$147	69
1946 Taffeta Trl	0.41mi	3/2.0	1,392 (-6%)	6mo	$205,000	$147	67
5509 Covent Way	0.65mi	3/2.0	1,456 (-1%)	4mo	$171,000	$117	64
1984 Singer Way	0.44mi	3/2.5	1,380 (-6%)	5mo	$205,000	$149	62
2373 Wellborn Hills Ct	0.29mi	3/2.5	1,646 (+12%)	6mo	$220,000	$134	60
5498 Marbut Forest Ct	0.45mi	3/2.0	1,299 (-12%)	4mo	$209,000	$161	56
1937 Young Rd	0.70mi	3/2.0	1,378 (-7%)	1mo	$210,000	$152	55
5739 Windfall Ln	0.59mi	2/2.5 (-1)	1,372 (-7%)	1mo	$166,000	$121	53
1748 Charmeth Rd	0.74mi	4/2.0 (+1)	1,577 (+7%)	2mo	$229,900	$146	47
5822 Cedar Croft Ln	0.56mi	3/3.0	1,650 (+12%)	4mo	$235,000	$142	47

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-38,629
• Equity at exit: $29,806

10-year hold

• IRR: -18.0%
• Equity multiple: 0.10×
• Total profit: $-50,203
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$366 /mo · $4,395/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-48

Break-even live

Break-even rent $1,896

Max offer price $191,486

Occupancy floor 98%

Sensitivity live

Price	-10% $66	-5% $9	+0% $-48	+5% $-104	+10% $-161
Rent	-10% $-193	-5% $-120	+0% $-48	+5% $25	+10% $97
Rate	-1.0pp $53	-0.5pp $3	base $-48	+0.5pp $-99	+1.0pp $-152

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	3d	1	0.17mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	1d	1	0.19mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.24mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	14d	1	0.29mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	7d	1	0.33mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	45d	1	0.34mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	4d	1	0.37mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	1d	1	0.37mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	26d	1	0.37mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	4d	1	0.40mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	14d	1	0.40mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	45d	1	0.41mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	45d	1	0.42mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	21d	1	0.42mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	26d	1	0.43mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	23d	1	0.43mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	1d	1	0.43mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	3d	1	0.50mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	7d	1	0.52mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	1d	1	0.52mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	18d	1	0.52mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,631	$1.19	1d	1	0.54mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	26d	1	0.54mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	45d	1	0.54mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	45d	1	0.55mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	1d	1	0.55mi
5687 Windfall Ln Lithonia, GA	2.0	2.0	1372	$1,395	$1.02	26d	1	0.55mi
2287 Rolling Trl Lithonia, GA	3.0	2.5	1596	$2,150	$1.35	0d	1	0.56mi
5788 Calle Vista Dr Lithonia, GA	3.0	2.5	1593	$2,300	$1.44	20d	1	0.57mi
5739 Windfall Ln Lithonia, GA	2.0	2.5	1342	$1,625	$1.21	14d	1	0.58mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	45d	1	0.59mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	45d	1	0.60mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	4d	1	0.66mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	7d	1	0.68mi
2248 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	45d	1	0.69mi
5885 Wellborn Trl Lithonia, GA	3.0	2.0	1635	$1,950	$1.19	26d	1	0.69mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	22d	1	0.71mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	45d	1	0.75mi
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	14d	1	0.76mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	14d	1	0.79mi

Listing history 16 events

1. 2026-06-21
   days on market $199,900 Active 68 DOM
2. 2026-06-18
   days on market $199,900 Active 65 DOM
3. 2026-06-17
   days on market $199,900 Active 64 DOM
4. 2026-06-16
   days on market $199,900 Active 63 DOM
5. 2026-06-15
   days on market $199,900 Active 62 DOM
6. 2026-06-13
   days on market $199,900 Active 60 DOM
7. 2026-06-09
   statusdays on market $199,900 Active 56 DOM
8. 2026-06-08
   days on market $199,900 Price Change 55 DOM
9. 2026-06-07
   pricestatusdays on market $199,900 Price Change 54 DOM
10. 2026-06-04
    days on market $219,900 Active 51 DOM
11. 2026-06-03
    days on market $219,900 Active 50 DOM
12. 2026-06-02
    days on market $219,900 Active 49 DOM
13. 2026-06-01
    days on market $219,900 Active 48 DOM
14. 2026-05-31
    days on market $219,900 Active 47 DOM
15. 2026-05-14
    price $219,900 669-char remark

    Show marketing remark (669 chars)

    Welcome to this charming 2-story home located at 2034 Mallard Way in Lithonia! Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers a functional layout perfect for comfortable everyday living. The main level provides a welcoming living area with great natural light, ideal for relaxing or entertaining. The kitchen offers ample cabinet space and flows nicely into the dining area for easy gatherings. Upstairs, you'll find well-sized bedrooms, including a primary suite with a private bath. The additional bedrooms offer flexibility for guests, a home office, or growing needs. Outside, enjoy a private yard with room to customize your outdoor space.

16. 2026-04-14
    listed $224,900 New 669-char remark

    Show marketing remark (669 chars)

    Welcome to this charming 2-story home located at 2034 Mallard Way in Lithonia! Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers a functional layout perfect for comfortable everyday living. The main level provides a welcoming living area with great natural light, ideal for relaxing or entertaining. The kitchen offers ample cabinet space and flows nicely into the dining area for easy gatherings. Upstairs, you'll find well-sized bedrooms, including a primary suite with a private bath. The additional bedrooms offer flexibility for guests, a home office, or growing needs. Outside, enjoy a private yard with room to customize your outdoor space.

ⓘ 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: $4,395 · $366/mo
• Projected year-2 tax: $4,395 · $366/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 5/10 Major 7 d/yr ≥105°F today · 17 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: $22,029
• − Mortgage interest: −$11,198
• − Property taxes: −$4,395
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$5,815
• Taxable loss: −$3,903
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $365/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

-2.2% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $219,900 GAMLS
• 2026-04-14 Listed $224,900 GAMLS

Property tax history

+15.3%/yr

Latest (2025): $4,395 · +25.7% YoY. Source: county tax records.