5905 Wellborn Trl · Redan, GA 30058

$164,999

4 bd · 3.0 ba · 1,227 sqft · SingleFamily public records · 66 Days on market

Built 1987 6,969 sqft lot $134/sqft · 35% below area Est $254k · 35% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• 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 inviting Lithonia home offering a comfortable layout and plenty of space to enjoy both inside and out. The main living area is filled with natural light and flows seamlessly into the dining space, creating an ideal setting for everyday living and entertaining. The kitchen offers ample cabinetry and workspace, making meal prep both convenient and efficient. Generously sized bedrooms provide flexibility for a variety of needs, while the overall layout supports both privacy and functionality. Step outside to a spacious yard, perfect for relaxing, hosting gatherings, or creating your own outdoor retreat. Conveniently located near major roadways, shopping, and dining options, this home offers accessibility while still being tucked within an established community.

Key facts

• Spacious yard
• Ample cabinetry
• 6,969 sq ft lot

Tags

• AMPLE CABINETRY
• SPACIOUS YARD
• ESTABLISHED COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+1.2%/yr); 435 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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

• It's been on market 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $112k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $155,099 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (median comp): $254,401
• List price: $164,999
• Delta: -35.14%
• 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
5779 Wellborn Creek Dr	0.23mi	3/2.0 (-1)	1,242 (+1%)	10mo	$230,000	$185	70
2233 Cherokee Valley Dr	0.46mi	4/2.5	1,270 (+4%)	9mo	$208,000	$164	63
2067 Wellborn Close	0.37mi	3/2.5 (-1)	1,333 (+9%)	7mo	$225,000	$169	56
2143 Victoria Pl	0.60mi	3/3.0 (-1)	1,248 (+2%)	11mo	$217,000	$174	55
6174 Saint Christophers Ct	0.66mi	3/2.5 (-1)	1,248 (+2%)	14mo	$189,000	$151	48
2211 Jonathan Ave	0.55mi	3/2.0 (-1)	1,352 (+10%)	1mo	$185,000	$137	48
2030 Hilda Burns Pl	0.43mi	3/2.5 (-1)	1,404 (+14%)	3mo	$170,000	$121	46
5854 Bobbin Ln	0.65mi	3/2.0 (-1)	1,176 (-4%)	13mo	$200,000	$170	43
2396 Hillvale Cir	0.69mi	3/2.0 (-1)	1,330 (+8%)	3mo	$224,900	$169	43
2077 Mallard Way	0.68mi	4/2.5	1,360 (+11%)	7mo	$200,000	$147	42
2494 Hillvale Cir	0.72mi	3/2.0 (-1)	1,330 (+8%)	7mo	$258,000	$194	37
6213 Marbut Farms Chase	0.73mi	3/2.0 (-1)	1,382 (+13%)	11mo	$256,000	$185	26

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-16,386
• Equity at exit: $24,602

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-9,810
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$865
• Tax from tax record: −$370 /mo · $4,445/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $215

Break-even live

Break-even rent $1,651

Max offer price $164,999

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5883 Old Wellborn Trce Lithonia, GA	3.0	2.0	1444	$1,745	$1.21	13d	1	0.12mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.22mi
5946 Crescent Ridge Ct Lithonia, GA	3.0	2.0	1278	$1,725	$1.35	5d	1	0.27mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	24d	1	0.39mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	44d	1	0.39mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	24d	1	0.46mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	44d	1	0.46mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	24d	1	0.49mi
2073 Raintree Pl Lithonia, GA	3.0	2.5	1439	$2,000	$1.39	3d	1	0.49mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	24d	1	0.49mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	0.52mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	2d	1	0.53mi
2267 Cherokee Valley Dr Lithonia, GA	3.0	2.0	1176	$1,691	$1.44	5d	1	0.54mi
6164 Saint Christophers Ct Lithonia, GA	3.0	2.5	1340	$1,730	$1.29	21d	1	0.64mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.64mi
6158 Raintree Bnd Lithonia, GA	3.0	2.0	1429	$1,856	$1.30	5d	1	0.68mi
2379 Hillvale Cir Lithonia, GA	3.0	2.0	1368	$1,790	$1.31	5d	1	0.76mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,494	$1.28	4d	1	0.83mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	13d	1	0.84mi
6249 Creekford Ln Lithonia, GA	3.0	2.5	1352	$1,586	$1.17	44d	1	0.85mi
2070 Corners Cir Lithonia, GA	3.0	2.0	1392	$1,620	$1.16	24d	1	0.88mi
6290 Marbut Farms Ln Lithonia, GA	3.0	2.5	1392	$1,780	$1.28	5d	1	0.90mi
6272 Creekford Dr Lithonia, GA	3.0	2.0	1200	$1,650	$1.38	5d	1	0.90mi
2360 Wellington Cir Lithonia, GA	3.0	2.5	1404	$1,900	$1.35	44d	1	0.94mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.96mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	44d	1	1.02mi
2103 Charles Cudd Ct Lithonia, GA	3.0	2.0	1332	$1,591	$1.19	21d	1	1.11mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	17d	1	1.13mi
6350 Laurel Post Dr Lithonia, GA	3.0	2.0	1344	$1,745	$1.30	44d	1	1.16mi
6387 Laurel Post Dr Lithonia, GA	3.0	2.5	1496	$1,699	$1.14	44d	1	1.24mi
6416 Phillips Creek Dr Lithonia, GA	3.0	2.0	1365	$1,928	$1.41	5d	1	1.28mi
5850 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	1119	$1,754	$1.57	2d	11	1.30mi
6430 Charter Way Lithonia, GA	3.0	2.0	1170	$1,450	$1.24	24d	1	1.31mi
6256 Hillandale Dr Lithonia, GA	1.0–3.0	1.0–2.0	990	$1,599	$1.62	44d	1	1.33mi
6540 Wellington Chase Ct Lithonia, GA	3.0	2.0	1250	$1,800	$1.44	24d	1	1.35mi
6250 Hillandale Dr Lithonia, GA	1.0–4.0	1.0–2.0	1121	$1,875	$1.67	44d	1	1.36mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	3d	1	1.37mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	44d	1	1.41mi

Listing history 33 events

1. 2026-06-18
   price $164,999 Active 66 DOM
2. 2026-06-18
   days on market $174,999 Active 66 DOM
3. 2026-06-17
   days on market $174,999 Active 65 DOM
4. 2026-06-16
   days on market $174,999 Active 64 DOM
5. 2026-06-15
   days on market $174,999 Active 63 DOM
6. 2026-06-13
   days on market $174,999 Active 61 DOM
7. 2026-06-09
   days on market $174,999 Active 57 DOM
8. 2026-06-08
   days on market $174,999 Active 56 DOM
9. 2026-06-07
   days on market $174,999 Active 55 DOM
10. 2026-06-04
    days on market $174,999 Active 52 DOM
11. 2026-06-03
    days on market $174,999 Active 51 DOM
12. 2026-06-02
    days on market $174,999 Active 50 DOM
13. 2026-06-01
    days on market $174,999 Active 49 DOM
14. 2026-05-31
    days on market $174,999 Active 48 DOM
15. 2026-05-12
    price $199,900 784-char remark

    Show marketing remark (784 chars)

    Welcome to this inviting Lithonia home offering a comfortable layout and plenty of space to enjoy both inside and out. The main living area is filled with natural light and flows seamlessly into the dining space, creating an ideal setting for everyday living and entertaining. The kitchen offers ample cabinetry and workspace, making meal prep both convenient and efficient. Generously sized bedrooms provide flexibility for a variety of needs, while the overall layout supports both privacy and functionality. Step outside to a spacious yard, perfect for relaxing, hosting gatherings, or creating your own outdoor retreat. Conveniently located near major roadways, shopping, and dining options, this home offers accessibility while still being tucked within an established community.

16. 2026-05-11
    price $199,900 784-char remark

    Show marketing remark (784 chars)

    Welcome to this inviting Lithonia home offering a comfortable layout and plenty of space to enjoy both inside and out. The main living area is filled with natural light and flows seamlessly into the dining space, creating an ideal setting for everyday living and entertaining. The kitchen offers ample cabinetry and workspace, making meal prep both convenient and efficient. Generously sized bedrooms provide flexibility for a variety of needs, while the overall layout supports both privacy and functionality. Step outside to a spacious yard, perfect for relaxing, hosting gatherings, or creating your own outdoor retreat. Conveniently located near major roadways, shopping, and dining options, this home offers accessibility while still being tucked within an established community.

17. 2026-04-13
    listed $276,500 New 784-char remark

    Show marketing remark (784 chars)

    Welcome to this inviting Lithonia home offering a comfortable layout and plenty of space to enjoy both inside and out. The main living area is filled with natural light and flows seamlessly into the dining space, creating an ideal setting for everyday living and entertaining. The kitchen offers ample cabinetry and workspace, making meal prep both convenient and efficient. Generously sized bedrooms provide flexibility for a variety of needs, while the overall layout supports both privacy and functionality. Step outside to a spacious yard, perfect for relaxing, hosting gatherings, or creating your own outdoor retreat. Conveniently located near major roadways, shopping, and dining options, this home offers accessibility while still being tucked within an established community.

18. 2026-04-13
    listed $276,500 Active 784-char remark

    Show marketing remark (784 chars)

    Welcome to this inviting Lithonia home offering a comfortable layout and plenty of space to enjoy both inside and out. The main living area is filled with natural light and flows seamlessly into the dining space, creating an ideal setting for everyday living and entertaining. The kitchen offers ample cabinetry and workspace, making meal prep both convenient and efficient. Generously sized bedrooms provide flexibility for a variety of needs, while the overall layout supports both privacy and functionality. Step outside to a spacious yard, perfect for relaxing, hosting gatherings, or creating your own outdoor retreat. Conveniently located near major roadways, shopping, and dining options, this home offers accessibility while still being tucked within an established community.

19. 2025-05-30
    historical $1,780
20. 2025-05-22
    listed $1,780
21. 2024-09-25
    historical $1,745
22. 2024-09-21
    price $1,745
23. 2024-09-08
    price $1,845
24. 2024-09-06
    listed $1,895
25. 2024-08-23
    historical $2,090
26. 2024-08-19
    price $2,090
27. 2024-08-10
    price $2,100
28. 2024-08-05
    price $2,200
29. 2024-08-02
    listed $2,300
30. 2022-02-03
    soldstatus $780,000
31. 2012-11-19
    soldstatus $67,900
32. 1990-03-09
    soldstatus $82,000
33. 1987-12-16
    soldstatus $72,900

ⓘ 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: $4,445 · $370/mo
• Projected year-2 tax: $4,445 · $370/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 ≥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: $23,077
• − Mortgage interest: −$9,243
• − Property taxes: −$4,445
• − Insurance: −$825
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$4,800
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,560/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

+174.2% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $199,900 GAMLS
• 2026-05-11 Price Changed $199,900 FMLS
• 2026-04-13 Listed $276,500 FMLS
• 2026-04-13 Listed $276,500 GAMLS
• 2025-05-30 Rental Removed $1,780 TENANTTURNER2
• 2025-05-22 Listed for Rent $1,780 TENANTTURNER2
• 2024-09-25 Rental Removed $1,745 RENTALBEAST
• 2024-09-21 Price Changed $1,745 RENTALBEAST
• 2024-09-08 Price Changed $1,845 RENTALBEAST
• 2024-09-06 Listed for Rent $1,895 RENTALBEAST
• 2024-08-23 Rental Removed $2,090 RENTALBEAST
• 2024-08-19 Price Changed $2,090 RENTALBEAST
• 2024-08-10 Price Changed $2,100 RENTALBEAST
• 2024-08-05 Price Changed $2,200 RENTALBEAST
• 2024-08-02 Listed for Rent $2,300 RENTALBEAST
• 2022-02-03 Sold (Public Records) $780,000 Public Records
• 2012-11-19 Sold (Public Records) $67,900 Public Records
• 1990-03-09 Sold (Public Records) $82,000 Public Records
• 1987-12-16 Sold (Public Records) $72,900 Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,445 · -2.0% YoY. Source: county tax records.