884 Forest Path · Redan, GA 30088

$225,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 104 Days on market

Built 1982 10,454 sqft lot $167/sqft · at area comps Est $265k · 15% 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).

• Cash flow +14.4/30.0
• ARV discount +14.3/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• 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

Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

Key facts

• Newer roof
• Cozy family room
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVACY-FENCED BACKYARD
• COZY FAMILY ROOM
• WALK IN CLOSET
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $44 ($529/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 $190k (15.3% below list).
• Recommended offer: $190k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+3.7%/yr); 215 active listings in the ZIP; 37 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 $2k of loan paydown is wiped out by about $7k 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 104 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $225k implies a 838% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $190,489 (15.3% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $265,165
• List price: $225,000
• Delta: -15.15%
• 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	0.14mi	3/2.0	1,324 (-2%)	2mo	$170,000	$128	89
5224 Mccarter Sta	0.37mi	3/2.0	1,308 (-3%)	1mo	$220,400	$169	77
5471 Fox Valley Ln	0.30mi	3/2.0	1,265 (-6%)	2mo	$225,000	$178	74
870 Chapman Cir	0.32mi	3/2.0	1,432 (+6%)	2mo	$185,000	$129	73
1060 S Millard Way	0.71mi	3/2.0	1,340 (-0%)	2mo	$160,000	$119	64
783 Fox Valley Dr	0.16mi	3/2.5	1,536 (+14%)	4mo	$167,500	$109	63
5208 Mainstreet Park Dr	0.41mi	3/2.0	1,482 (+10%)	2mo	$200,000	$135	62
5285 Martins Crossing Rd	0.62mi	3/2.0	1,404 (+4%)	5mo	$222,000	$158	60
5233 Mccarter Sta	0.35mi	3/2.0	1,528 (+14%)	2mo	$220,000	$144	59
5435 Brandon Ct	0.66mi	3/2.0	1,424 (+6%)	4mo	$180,000	$126	56
5486 Fox Valley Ln	0.30mi	3/3.0	1,536 (+14%)	3mo	$140,000	$91	56
5323 Tracey Dr	0.62mi	3/2.0	1,224 (-9%)	2mo	$185,000	$151	55

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-32,289
• Equity at exit: $33,548

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-18,829
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $44

Break-even live

Break-even rent $1,849

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	1d	1	0.30mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	20d	1	0.31mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	44d	1	0.41mi
1078 Forest Path Stone Mountain, GA	4.0	2.5	1554	$1,845	$1.19	44d	1	0.42mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	24d	1	0.62mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	17d	1	0.63mi
5349 Tracey Dr Stone Mountain, GA	3.0	2.0	1188	$1,975	$1.66	44d	1	0.63mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	17d	1	0.65mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	0.69mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	0.91mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	4d	1	0.95mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	24d	1	0.98mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	22d	1	1.03mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	44d	1	1.10mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	44d	1	1.11mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	1.11mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	1.11mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	15d	1	1.14mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	13d	1	1.15mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,773	$1.37	24d	1	1.16mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	2d	1	1.16mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	1.17mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	5d	1	1.18mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	13d	1	1.19mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	44d	1	1.20mi
5799 Redan Rd Stone Mountain, GA	3.0	2.0	1546	$1,490	$0.96	24d	1	1.20mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	5d	1	1.24mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	11d	1	1.29mi
1163 Mainstreet Valley Dr Stone Mountain, GA	3.0	2.0	1024	$1,476	$1.44	24d	1	1.32mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	44d	1	1.33mi
1127 Mainstreet Valley Dr Stone Mountain, GA	2.0	2.0	1074	$1,731	$1.61	22d	1	1.35mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	44d	1	1.38mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	5d	1	1.42mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	22d	1	1.42mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	44d	1	1.42mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	44d	1	1.42mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	5d	1	1.44mi

Listing history 20 events

1. 2026-05-19
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

2. 2026-05-19
   status Under Contract 514-char remark

   Show marketing remark (514 chars)

   Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

3. 2026-04-10
   price $225,000 514-char remark

   Show marketing remark (514 chars)

   Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

4. 2026-04-10
   price $225,000 514-char remark

   Show marketing remark (514 chars)

   Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

5. 2026-02-04
   listed $250,900 Active 514-char remark

   Show marketing remark (514 chars)

   Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

6. 2026-02-04
   listed $250,900 New 514-char remark

   Show marketing remark (514 chars)

   Adorable and ready for a new family, this charming 3-bed, 2-bath split-level home is ready to enjoy! Newer laminate and wood floors throughout, updated kitchen with tile back splash, stainless steel appliances, stained cabinets, and a spacious living area that overlooks the cozy family room with fireplace. The primary bedroom offers walk in closet and updated cabinet and counter top, while the privacy-fenced backyard is perfect for relaxing or entertaining. Newer roof offers peace of mind and low maintenance.

7. 2026-01-24
   historical
8. 2026-01-24
   historical
9. 2025-12-08
   price $258,900
10. 2025-12-08
    price $258,900
11. 2025-10-29
    listed $284,900 Active
12. 2025-10-29
    listed $284,900 New
13. 2011-03-24
    price $59,000
14. 2010-06-10
    historical
15. 2010-03-31
    soldstatus $24,000 Sold
16. 2010-03-16
    status Pending
17. 2010-03-12
    historical Contingent - Other
18. 2010-03-08
    listed $22,000 Active
19. 1988-08-12
    soldstatus $74,400
20. 1984-05-17
    soldstatus $58,500

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,245 · $187/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 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: $22,859
• − Mortgage interest: −$12,603
• − Property taxes: −$2,245
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$6,545
• Taxable loss: −$3,317
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $1,326/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

+284.6% since first listed

20 events — show timeline

• 2026-05-19 Pending — FMLS
• 2026-05-19 Pending — GAMLS
• 2026-04-10 Price Changed $225,000 GAMLS
• 2026-04-10 Price Changed $225,000 FMLS
• 2026-02-04 Listed $250,900 GAMLS
• 2026-02-04 Listed $250,900 FMLS
• 2026-01-24 Listing Removed — GAMLS
• 2026-01-24 Listing Removed — FMLS
• 2025-12-08 Price Changed $258,900 GAMLS
• 2025-12-08 Price Changed $258,900 FMLS
• 2025-10-29 Listed $284,900 GAMLS
• 2025-10-29 Listed $284,900 FMLS
• 2011-03-24 Price Changed $59,000 GAMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-03-31 Sold (MLS) $24,000 FMLS
• 2010-03-16 Pending — FMLS
• 2010-03-12 Contingent — FMLS
• 2010-03-08 Listed $22,000 FMLS
• 1988-08-12 Sold (Public Records) $74,400 Public Records
• 1984-05-17 Sold (Public Records) $58,500 Public Records

Property tax history

+14.4%/yr

Latest (2025): $2,245 · -1.3% YoY. Source: county tax records.