5441 Biffle Ct · Redan, GA 30088

$195,000

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 90 Days on market

Built 1986 0.26 ac lot $160/sqft · 23% below area Est $253k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• 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

Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

Key facts

• 0.26 acre lot
• Built 1986
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $5 ($60/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 $183k (6.3% below list).
• Recommended offer: $183k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% 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.
• Zoned schools: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% FRL); Redan Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 668 students, 100% FRL); Redan High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 951 students, 100% FRL) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 220 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $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 90 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $182,673 (6.3% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $252,723
• List price: $195,000
• Delta: -22.84%
• 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
5283 Biffle Downs Rd	0.06mi	3/2.0	1,246 (+2%)	2mo	$214,000	$172	92
5328 Biffle Down Rd	0.13mi	3/2.0	1,357 (+11%)	2mo	$204,125	$150	73
1774 Northwick Pl	0.56mi	3/2.0	1,246 (+2%)	4mo	$179,600	$144	67
1665 Dunbarton Dr	0.54mi	3/2.0	1,269 (+4%)	9mo	$220,000	$173	60
5599 Redan Cir	0.58mi	3/1.0	1,165 (-4%)	3mo	$216,000	$185	59
1669 Glen Arm Dr	0.36mi	3/2.0	1,323 (+9%)	13mo	$245,000	$185	58
1803 Gingham Ct	0.70mi	3/2.0	1,170 (-4%)	6mo	$173,000	$148	56
5620 Whittondale Rd	0.51mi	3/2.0	1,337 (+10%)	5mo	$231,900	$173	56
1311 Stoneleigh Way	0.53mi	3/2.0	1,344 (+10%)	5mo	$230,000	$171	54
5571 Tunbridge Wells Rd	0.52mi	3/2.0	1,367 (+12%)	3mo	$220,000	$161	53
1389 Rockmoor Cir	0.49mi	3/2.0	1,373 (+13%)	8mo	$245,000	$178	49
1937 Young Rd	0.60mi	3/2.0	1,378 (+13%)	1mo	$210,000	$152	49

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-29,864
• Equity at exit: $29,075

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-19,708
• Equity at exit: $16,860

Cash invested: $54,600 (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: 220
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$334 /mo · $4,011/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $5

Break-even live

Break-even rent $1,820

Max offer price $195,000

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $60	+0% $5	+5% $-50	+10% $-105
Rent	-10% $-139	-5% $-67	+0% $5	+5% $77	+10% $149
Rate	-1.0pp $103	-0.5pp $55	base $5	+0.5pp $-46	+1.0pp $-97

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,595	$1.16	1d	1	0.09mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$2,369	$1.12	1d	98	0.28mi
1610 Burnstone Dr Stone Mountain, GA	3.0	2.0	1370	$1,850	$1.35	46d	1	0.42mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	5d	1	0.71mi
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	19d	1	0.75mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	19d	1	0.91mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	46d	1	0.91mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	46d	1	0.92mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	15d	1	1.04mi
1958 Overton Trl Stone Mountain, GA	3.0	2.0	1100	$1,625	$1.48	24d	1	1.09mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	46d	1	1.14mi
2060 Kimber Trl Stone Mountain, GA	3.0	2.0	1058	$1,650	$1.56	5d	1	1.26mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,738	$1.34	1d	1	1.27mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	46d	1	1.27mi
2078 Kimber Trl Stone Mountain, GA	3.0	2.0	1144	$1,973	$1.72	1d	1	1.28mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	7d	1	1.29mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	1d	1	1.31mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	15d	1	1.31mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	46d	1	1.34mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$1,850	$1.25	0d	1	1.42mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	0d	1	1.43mi
2153 Scarbrough Rd Stone Mountain, GA	3.0	2.0	1188	$1,640	$1.38	46d	1	1.47mi

Listing history 25 events

1. 2026-06-13
   statusdays on market $195,000 Pending 90 DOM
2. 2026-06-09
   days on market $195,000 Active Under Contract 89 DOM
3. 2026-06-08
   days on market $195,000 Active Under Contract 88 DOM
4. 2026-06-07
   days on market $195,000 Active Under Contract 87 DOM
5. 2026-06-04
   days on market $195,000 Active Under Contract 84 DOM
6. 2026-06-03
   days on market $195,000 Active Under Contract 83 DOM
7. 2026-06-02
   days on market $195,000 Active Under Contract 82 DOM
8. 2026-06-01
   days on market $195,000 Active Under Contract 81 DOM
9. 2026-05-31
   days on market $195,000 Active Under Contract 80 DOM
10. 2026-03-26
    price $195,000 488-char remark

    Show marketing remark (488 chars)

    Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

11. 2026-03-26
    price $195,000 488-char remark

    Show marketing remark (488 chars)

    Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

12. 2026-03-13
    price $199,999 488-char remark

    Show marketing remark (488 chars)

    Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

13. 2026-03-13
    price $199,999 488-char remark

    Show marketing remark (488 chars)

    Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

14. 2026-03-11
    listed $200,000 New 488-char remark

    Show marketing remark (488 chars)

    Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

15. 2026-03-11
    listed $200,000 Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to this charming 3-bedroom, 2 full bath home located in a beautiful, well-established neighborhood. This home features a comfortable floor plan with spacious living areas, plenty of natural light, and a welcoming atmosphere perfect for everyday living and entertaining. Enjoy the peace of a quiet community while still being conveniently located near shopping, dining, and major roadways. A great opportunity for homeowners or investors looking for a property in a desirable area.

16. 2022-06-24
    status Pending
17. 2022-06-09
    soldstatus $211,000
18. 2022-06-01
    soldstatus $211,000 Closed
19. 2022-06-01
    soldstatus $211,000 Sold
20. 2022-05-27
    status Under Contract
21. 2022-05-14
    status Pending
22. 2022-04-29
    listed $215,000 Active
23. 2022-04-29
    listed $215,000 New
24. 1998-07-07
    soldstatus $84,600
25. 1986-09-29
    soldstatus $66,400

ⓘ 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: $4,011 · $334/mo
• Projected year-2 tax: $4,011 · $334/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 5/10 Major 25% 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: $21,921
• − Mortgage interest: −$10,923
• − Property taxes: −$4,011
• − Insurance: −$975
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$5,673
• Taxable loss: −$3,169
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $820/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): 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

+193.7% since first listed

16 events — show timeline

• 2026-03-26 Price Changed $195,000 FMLS
• 2026-03-26 Price Changed $195,000 GAMLS
• 2026-03-13 Price Changed $199,999 GAMLS
• 2026-03-13 Price Changed $199,999 FMLS
• 2026-03-11 Listed $200,000 FMLS
• 2026-03-11 Listed $200,000 GAMLS
• 2022-06-24 Pending — FMLS
• 2022-06-09 Sold (Public Records) $211,000 Public Records
• 2022-06-01 Sold (MLS) $211,000 GAMLS
• 2022-06-01 Sold (MLS) $211,000 FMLS
• 2022-05-27 Pending — GAMLS
• 2022-05-14 Pending — FMLS
• 2022-04-29 Listed $215,000 GAMLS
• 2022-04-29 Listed $215,000 FMLS
• 1998-07-07 Sold (Public Records) $84,600 Public Records
• 1986-09-29 Sold (Public Records) $66,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,011 · -7.7% YoY. Source: county tax records.