1183 Muirfield Dr · Redan, GA 30088

$199,900

4 bd · 2.5 ba · 1,815 sqft · SingleFamily public records · 68 Days on market

Built 1978 6,969 sqft lot Est $234k · 15% under $4/mo HOA

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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 +14.8/30.0
• ARV discount +14.1/15.0
• 1% rule +5.3/10.0
• DSCR +4.5/10.0
• 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

Situated on a 0.160-acre lot within the Muirfield subdivision, this 1978 bi-level residence comprises 1,815 sq. ft. of interior living space. The floor plan features 4 bedrooms and 2.5 bathrooms, with a distribution of living areas across two levels. The first floor is equipped with a large living and dining room combo, kitchen with a breakfast nook, laundry room, half bath and a 19 x 11 family room. In the upper level, you will find a 3 generous bedrooms, 2 full baths and a 18 x 12 bonus sitting room. The home includes a living room with a fireplace and is equipped with central natural gas heating and electric cooling systems.

Key facts

• 6,969 sq ft lot
• Garage
• Built 1978

Property features AI

Finance

• HOA & community: Community association with a $50 monthly fee (fee does not include other services)

Exterior

• Parking: Attached garage with room for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single-family house; Two levels; Resale property
• Construction: Built in 1978; Press board construction; Composition roof; Slab foundation
• Exterior features: Private yard; Grassed vegetation

Interior

• Kitchen: Breakfast area; Solid surface counters; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Open living/dining combo; Bonus room; Foyer; No basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $55 ($665/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Zoned schools: Shadow Rock Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 489 students, 100% 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 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 (+3.7%/yr); 215 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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

• Watch-outs: property tax is 2.6% 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $234,135
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1183 Muirfield Dr	0.00mi	3/2.5 (-1)	1,815 (0%)	1mo	$175,000	$96	94
1223 Muirfield Dr	0.10mi	4/3.0	1,860 (+2%)	2mo	$229,000	$123	88
1144 Redan Trce	0.18mi	4/2.5	1,795 (-1%)	3mo	$205,000	$114	88
1402 Bridgewater Br	0.49mi	4/2.0	1,808 (-0%)	1mo	$259,000	$143	74
960 Redan Trl	0.59mi	4/3.0	1,850 (+2%)	4mo	$224,000	$121	64
1342 Muirfield Dr	0.20mi	4/3.0	2,064 (+14%)	3mo	$277,990	$135	64
1017 Forest West Ct	0.51mi	4/2.0	1,626 (-10%)	4mo	$198,400	$122	54
1018 Martin Rd	0.58mi	4/2.0	1,986 (+9%)	3mo	$260,000	$131	53
5242 Mccarter Sta	0.65mi	4/3.0	1,640 (-10%)	3mo	$277,000	$169	50
5215 Mainstreet Park Dr	0.72mi	4/2.5	2,060 (+14%)	1mo	$265,000	$129	44
961 Redan Trce	0.57mi	3/2.5 (-1)	2,080 (+15%)	2mo	$247,000	$119	43
884 Forest Path	0.73mi	3/2.0 (-1)	1,632 (-10%)	1mo	$225,000	$138	42

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-27,207
• Equity at exit: $29,806

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-12,262
• 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 30088

• Rents YoY: 3.7%
• Active inventory: 215
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$440 /mo · $5,285/yr
• Insurance: −$83
• HOA: −$4
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $55

Break-even live

Break-even rent $1,995

Max offer price $199,900

Occupancy floor 92%

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	2d	1	0.14mi
5386 Kristian Ct Stone Mountain, GA	4.0	2.0	1531	$1,901	$1.24	24d	1	0.28mi
1467 Muirfield Dr Stone Mountain, GA	3.0	2.0	1630	$1,870	$1.15	22d	1	0.33mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	17d	1	0.43mi
1078 Forest Path Stone Mountain, GA	4.0	2.5	1554	$1,845	$1.19	44d	1	0.49mi
5118 Rocky Gln Stone Mountain, GA	4.0	2.0	1932	$2,100	$1.09	44d	1	0.52mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	1d	1	0.55mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	2d	1	0.56mi
1373 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1296	$1,773	$1.37	24d	1	0.60mi
1228 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1344	$1,645	$1.22	44d	1	0.61mi
1401 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1320	$1,675	$1.27	13d	1	0.62mi
1401 Panola Rd Stone Mountain, GA	4.0	4.5	2000	$2,975	$1.49	44d	1	0.66mi
4935 Millstone Walk Stone Mountain, GA	3.0	2.5	1248	$1,950	$1.56	5d	1	0.67mi
1183 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1373	$1,751	$1.28	5d	1	0.71mi
5486 Fox Valley Ln Stone Mountain, GA	3.0	2.5	1536	$1,850	$1.20	20d	1	0.71mi
782 Fox Valley Dr Stone Mountain, GA	4.0	2.0	1964	$2,000	$1.02	24d	1	0.73mi
855 Lost Creek Cir Stone Mountain, GA	4.0	2.5	2619	$1,946	$0.74	44d	1	0.84mi
5799 Redan Rd Stone Mountain, GA	3.0	2.0	1546	$1,490	$0.96	24d	1	0.95mi
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,675	$1.22	5d	1	1.01mi
1433 Saint Dunstans Rd Lithonia, GA	4.0	2.5	2283	$1,911	$0.84	24d	1	1.05mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	44d	1	1.13mi
5734 Lanny Ln Lithonia, GA	3.0	2.0	1589	$1,800	$1.13	24d	1	1.14mi
811 King Rd Stone Mountain, GA	3.0	3.0	1840	$3,300	$1.79	44d	1	1.14mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$3,360	$1.59	1d	97	1.15mi
1487 Saint Dunstans Rd Lithonia, GA	3.0	2.5	1650	$2,023	$1.23	5d	1	1.17mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	4d	1	1.19mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	1.20mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	1.21mi
4852 Lost Colony Ct Stone Mountain, GA	4.0	3.0	1694	$1,775	$1.05	24d	1	1.22mi
1610 Burnstone Dr Stone Mountain, GA	3.0	2.0	1370	$1,850	$1.35	44d	1	1.23mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	1.26mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	13d	1	1.31mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	44d	1	1.32mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,000	$0.54	4d	1	1.37mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,900	$1.03	3d	1	1.37mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	13d	1	1.37mi
4939 Clubgreen Smt Stone Mountain, GA	4.0	2.5	2156	$2,139	$0.99	44d	1	1.41mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	22d	1	1.43mi
1600 Devon Ct Stone Mountain, GA	4.0	3.0	2100	$2,145	$1.02	24d	1	1.47mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: gaselectric

Listing history 10 events

1. 2026-05-03
   status Under Contract
2. 2026-04-23
   historical Active Under Contract
3. 2026-03-20
   price $199,900
4. 2026-02-24
   listed $204,900 New
5. 2017-06-01
   soldstatus $11,569,148
6. 2012-11-13
   historical
7. 2012-09-13
   status Back On Market
8. 2012-08-24
   historical Pending Approval
9. 2012-08-17
   listed $36,500 New
10. 1993-10-05
    soldstatus $68,000

ⓘ 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: $5,285 · $440/mo
• Projected year-2 tax: $5,285 · $440/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 6/10 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: $24,781
• − Mortgage interest: −$11,198
• − Property taxes: −$5,285
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$48
• − Depreciation: −$5,815
• Taxable loss: −$2,529
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $1,272/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

+194.0% since first listed

10 events — show timeline

• 2026-05-03 Pending — GAMLS
• 2026-04-23 Contingent — GAMLS
• 2026-03-20 Price Changed $199,900 GAMLS
• 2026-02-24 Listed $204,900 GAMLS
• 2017-06-01 Sold (Public Records) $11,569,148 Public Records
• 2012-11-13 Listing Removed — GAMLS
• 2012-09-13 Relisted — GAMLS
• 2012-08-24 Contingent — GAMLS
• 2012-08-17 Listed $36,500 GAMLS
• 1993-10-05 Sold (Public Records) $68,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $5,285 · +29.0% YoY. Source: county tax records.