1870 Taffeta Cv · Redan, GA 30058

$180,000

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 9 Days on market

Built 1980 0.36 ac lot Est $226k · 20% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• 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

Ranch home living just minutes from I-20 and Panola Mountain State Park! This 3-bedroom, 2-bath brick-front home features hard-surface flooring throughout, spacious living areas, interior French Doors, and an eat-in kitchen. Quiet cul-de-sac location near shopping and dining.

Key facts

• Eat-in kitchen
• 0.36 acre lot
• 2 garage spots

Tags

• HARD-SURFACE FLOORING
• INTERIOR FRENCH DOORS
• EAT-IN KITCHEN
• QUIET CUL-DE-SAC LOCATION

Property features AI

Finance

• Financial info: Multi-family community count: 1 unit
• HOA & community: Near schools, shopping, and restaurants

Exterior

• Parking: 2-car garage; Driveway; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Electricity and natural gas available; Phone service available
• Home design: One-level home; Brick front; Resale ownership (Fee Simple)
• Construction: Shingle roof; Slab foundation; Brick-front construction; Built as existing resale
• Exterior features: Awning(s); Outdoor lighting; Patio; Paved road frontage on a city street

Interior

• Kitchen: Eat-in kitchen; Pantry; Dishwasher; Gas range; Refrigerator
• Bedrooms: 3 bedrooms with the master on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Beamed ceilings; Double vanity; Entrance foyer; No common walls
• Laundry & utility: Main-level laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.0% vs local median 5.3% 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.
• Zoned schools: Panola Way Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 653 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 11% at this address vs 24% district-wide (-13 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); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $95k; list at $180k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $180,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $225,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1870 Taffeta Cv	0.00mi	3/2.0	1,485 (0%)	0mo	$155,000	$104	100
1946 Taffeta Trl	0.13mi	3/2.0	1,392 (-6%)	6mo	$205,000	$147	79
5509 Covent Way	0.42mi	3/2.0	1,456 (-2%)	4mo	$171,000	$117	74
1937 Young Rd	0.29mi	3/2.0	1,378 (-7%)	1mo	$210,000	$152	73
1984 Singer Way	0.30mi	3/2.5	1,380 (-7%)	5mo	$205,000	$149	68
1748 Charmeth Rd	0.33mi	4/2.0 (+1)	1,577 (+6%)	2mo	$229,900	$146	67
5789 Dorian Ct	0.55mi	3/2.0	1,440 (-3%)	3mo	$199,900	$139	67
5498 Marbut Forest Ct	0.33mi	3/2.0	1,299 (-12%)	4mo	$209,000	$161	61
5620 Whittondale Rd	0.51mi	3/2.0	1,337 (-10%)	5mo	$231,900	$173	55
1579 Dillard Rd	0.65mi	3/3.0	1,407 (-5%)	4mo	$219,000	$156	54
5571 Tunbridge Wells Rd	0.73mi	3/2.0	1,367 (-8%)	3mo	$220,000	$161	51
1598 Dillwood Ct	0.67mi	3/2.5	1,648 (+11%)	1mo	$275,000	$167	48

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-16,217
• Equity at exit: $26,839

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-6,363
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$944
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $256

Break-even live

Break-even rent $1,541

Max offer price $180,000

Occupancy floor 81%

Sensitivity live

Price	-10% $358	-5% $307	+0% $256	+5% $205	+10% $154
Rent	-10% $109	-5% $182	+0% $256	+5% $329	+10% $403
Rate	-1.0pp $346	-0.5pp $302	base $256	+0.5pp $209	+1.0pp $162

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1893 Gingham Way Lithonia, GA	3.0	2.0	1144	$1,730	$1.51	17d	1	0.14mi
5663 Saint Thomas Dr Lithonia, GA	4.0	2.0	1230	$1,595	$1.30	13d	1	0.15mi
1964 Taffeta Trl Lithonia, GA	3.0	2.0	1508	$1,870	$1.24	20d	1	0.17mi
5579 Marbut Rd Lithonia, GA	3.0	2.5	1280	$1,850	$1.45	44d	1	0.19mi
1815 Herringbone Holw Lithonia, GA	3.0	2.0	1812	$1,750	$0.97	44d	1	0.32mi
2005 Marbut Forest Dr Lithonia, GA	3.0	2.0	1556	$1,900	$1.22	6d	1	0.37mi
5536 Downs Way Lithonia, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.42mi
1724 Laurel Creek Cir Lithonia, GA	3.0	2.5	1558	$1,935	$1.24	13d	1	0.43mi
1874 Vauxhall Dr Lithonia, GA	3.0	2.0	1367	$1,595	$1.17	3d	1	0.48mi
2093 Drake Ct Lithonia, GA	3.0	2.0	1168	$1,604	$1.37	0d	1	0.54mi
5550 Wellborn Creek Dr Lithonia, GA	3.0	2.5	1850	$2,085	$1.13	2d	1	0.56mi
1610 Burnstone Dr Stone Mountain, GA	3.0	2.0	1370	$1,850	$1.35	44d	1	0.67mi
1717 Panola Rd Stone Mountain, GA	3.0–4.0	2.5	2107	$2,369	$1.12	0d	98	0.72mi
5823 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1348	$1,925	$1.43	25d	1	0.76mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	0d	1	0.78mi
5625 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1336	$1,550	$1.16	3d	1	0.78mi
5811 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1044	$1,560	$1.49	13d	1	0.78mi
1652 Downs Xing Stone Mountain, GA	3.0	2.5	1376	$1,595	$1.16	0d	1	0.80mi
5798 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,575	$1.17	44d	1	0.80mi
5863 Strathmoor Manor Cir Lithonia, GA	3.0	2.5	1347	$1,650	$1.22	3d	1	0.80mi
5792 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,700	$1.19	44d	1	0.81mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	22d	1	0.82mi
5791 Strathmoor Manor Cir Lithonia, GA	2.0	2.5	1428	$1,600	$1.12	0d	1	0.82mi
5356 Olde St Stone Mountain, GA	3.0	2.5	1560	$1,745	$1.12	21d	1	0.82mi
5876 Strathmoor Manor Cir Unit 1 Lithonia, GA	3.0	2.5	1400	$1,295	$0.93	25d	1	0.83mi
1958 Overton Trl Stone Mountain, GA	3.0	2.0	1100	$1,625	$1.48	22d	1	0.86mi
1487 Saint Dunstans Rd Lithonia, GA	3.0	2.5	1650	$2,023	$1.23	6d	1	0.87mi
5972 Wellborn Trce Lithonia, GA	3.0	2.0	1820	$1,000	$0.55	13d	1	0.88mi
5974 S Deshon Ct Lithonia, GA	4.0	2.5	1704	$2,050	$1.20	25d	1	0.88mi
2090 Tidwell Trl Stone Mountain, GA	3.0	2.0	1214	$1,800	$1.48	44d	1	0.89mi
2244 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	6d	1	0.89mi
2248 Mulsanne Dr Lithonia, GA	3.0	2.5	1750	$2,250	$1.29	44d	1	0.90mi
2286 Strathmoor Manor Dr Lithonia, GA	3.0	2.5	1348	$1,675	$1.24	2d	1	0.90mi
5712 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,631	$1.19	0d	1	0.91mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	6d	1	0.91mi
5749 Strathmoor Manor Cir Lithonia, GA	2.0	1.5	1046	$1,350	$1.29	0d	1	0.91mi
5720 Windfall Ln Lithonia, GA	2.0	2.5	1372	$1,500	$1.09	44d	1	0.91mi
5812 Wind Gate Ln Lithonia, GA	3.0	2.5	1372	$1,700	$1.24	44d	1	0.92mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	25d	1	0.93mi
5663 Windfall Ln Lithonia, GA	3.0	2.5	1272	$1,650	$1.30	44d	1	0.93mi

Listing history 6 events

1. 2026-06-15
   status $180,000 Pending 9 DOM
2. 2026-06-13
   days on market $180,000 Active Under Contract 9 DOM
3. 2026-06-09
   days on market $180,000 Active Under Contract 5 DOM
4. 2026-06-08
   days on market $180,000 Active Under Contract 4 DOM
5. 2026-06-07
   remarks 276-char remark
6. 2026-06-07
   listed $180,000 Active Under Contract 3 DOM

ⓘ 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: $2,380 · $198/mo
• Projected year-2 tax: $2,380 · $198/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,376
• − Mortgage interest: −$10,083
• − Property taxes: −$2,380
• − Insurance: −$900
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$5,236
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,023/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

+287.9% since first listed

10 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Contingent — FMLS
• 2026-06-04 Listed $180,000 FMLS
• 2026-06-04 Listed $180,000 GAMLS
• 2001-10-18 Sold (Public Records) $94,800 Public Records
• 1996-03-25 Sold (Public Records) $78,000 Public Records
• 1990-12-06 Sold (Public Records) $62,563 Public Records
• 1990-11-01 Sold (Public Records) $62,500 Public Records
• 1985-03-01 Sold (Public Records) $49,900 Public Records
• 1980-09-05 Sold (Public Records) $46,400 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,380 · -8.3% YoY. Source: county tax records.