1018 S Hairston Rd · Redan, GA 30088

$232,000

3 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 197 Days on market

Built 1959 1.42 ac lot $114/sqft · 17% below area Est $281k · 17% 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 +8.6/30.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on two combined parcels totaling 1.42 acres, this property at 1018 S Hairstone Dr offers incredible potential for the right buyer. Opportunities like this are truly hard to find-a spacious lot, a private setting, and endless possibilities for those with vision. The home is in need of a full renovation-ideal for investors, builders, or cash buyers seeking a project with strong upside. Whether you envision a complete remodel, expansion, or a custom retreat, the expansive acreage provides room to create something exceptional. Large lots in this area are increasingly rare, making this a fantastic chance to bring new life to a property with tremendous promise. Only Cash Buyers. Sold as-is, no repairs or disclosures. Don't miss the opportunity to transform this hidden gem into a standout Stone Mountain.

Key facts

• Expansive acreage
• Large lots
• Spacious lot

Tags

• TWO COMBINED PARCELS
• SPACIOUS LOT
• PRIVATE SETTING
• EXPANSIVE ACREAGE
• LARGE LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (20.0% below list).
• Recommended offer: $186k (20.0% below list) — sets the bar for 1% rule.

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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 32% 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 197 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 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 $140k; list at $232k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,616 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.4

CMA / ARV

• ARV (median comp): $280,581
• List price: $232,000
• Delta: -17.31%
• 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
751 Arbor Hill Dr	0.24mi	4/2.5 (+1)	2,138 (+5%)	7mo	$258,000	$121	67
4933 Bayside Ct	0.45mi	3/2.0	1,917 (-6%)	13mo	$240,000	$125	59
1083 TO Lani Farm Rd	0.73mi	3/2.5	2,022 (-0%)	7mo	$225,000	$111	58
4943 Tivoli Park Ct	0.51mi	3/2.5	1,791 (-12%)	4mo	$227,000	$127	52
4875 Hairston Pl	0.48mi	3/2.5	1,744 (-14%)	3mo	$260,000	$149	50
4639 Ruby Forrest Dr	0.67mi	4/2.5 (+1)	2,162 (+6%)	4mo	$308,000	$142	48
1214 Tyne Way	0.69mi	3/3.0	1,916 (-6%)	8mo	$260,000	$136	48
4820 Banner Elk Dr	0.62mi	4/2.5 (+1)	2,264 (+12%)	1mo	$326,000	$144	44
1012 Deer Chase Ct	0.60mi	3/2.0	2,244 (+10%)	16mo	$225,000	$100	41
859 Bridgewater Ct	0.61mi	4/2.0 (+1)	1,841 (-9%)	14mo	$300,000	$163	40
822 Corundum Ct	0.67mi	4/2.5 (+1)	2,218 (+9%)	16mo	$315,000	$142	33
4808 Wyndam Dr	0.71mi	4/3.0 (+1)	1,726 (-15%)	12mo	$289,000	$167	23

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-48,999
• Equity at exit: $34,592

10-year hold

• IRR: -13.7%
• Equity multiple: 0.18×
• Total profit: $-53,270
• Equity at exit: $20,059

Cash invested: $64,960 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$354 /mo · $4,253/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-201

Break-even live

Break-even rent $2,111

Max offer price $196,424

Occupancy floor —

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	44d	1	0.24mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	22d	1	0.28mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	0.34mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	13d	1	0.47mi
1102 Cherokee Hts Stone Mountain, GA	4.0	2.5	1867	$2,140	$1.15	12d	1	0.80mi
887 Ellis Rd Stone Mountain, GA	3.0	2.0	1778	$1,923	$1.08	24d	1	0.83mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	0.86mi
1127 Cherokee Hts Stone Mountain, GA	4.0	3.0	2184	$1,831	$0.84	13d	1	0.87mi
1076 Martin Rd Stone Mountain, GA	4.0	2.0	1760	$2,011	$1.14	17d	1	0.93mi
1338 Mill Lake Cir Stone Mountain, GA	3.0	2.0	1844	$1,900	$1.03	2d	1	0.95mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	2d	1	1.00mi
4980 Fairforest Dr Stone Mountain, GA	3.0	2.0	2181	$2,075	$0.95	13d	1	1.00mi
729 Allgood Valley Ct Stone Mountain, GA	4.0	3.0	1680	$2,060	$1.23	24d	1	1.06mi
855 Lost Creek Cir Stone Mountain, GA	4.0	2.5	2619	$1,946	$0.74	44d	1	1.11mi
1299 To Lani Path Stone Mountain, GA	3.0	2.0	1507	$1,675	$1.11	13d	1	1.12mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	1.13mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	12d	1	1.17mi
982 Chapman Cir Stone Mountain, GA	3.0	2.0	1476	$2,000	$1.36	1d	1	1.18mi
5118 Rocky Gln Stone Mountain, GA	4.0	2.0	1932	$2,100	$1.09	44d	1	1.26mi
4852 Lost Colony Ct Stone Mountain, GA	4.0	3.0	1694	$1,775	$1.05	24d	1	1.34mi
1168 Perry Way Stone Mountain, GA	4.0	3.0	2100	$1,200	$0.57	2d	1	1.38mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,900	$1.03	3d	1	1.41mi
1576 Canberra Dr Stone Mountain, GA	3.0	2.0	1850	$1,000	$0.54	4d	1	1.41mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,160	$1.45	13d	1	1.42mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$1,625	$1.00	13d	1	1.43mi
1406 High Meadow Dr Stone Mountain, GA	3.0	2.0	1621	$900	$0.56	22d	1	1.43mi
4466 Chartley Pl Stone Mountain, GA	4.0	2.5	1736	$2,095	$1.21	20d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $232,000 Active 197 DOM
2. 2026-06-17
   days on market $232,000 Active 196 DOM
3. 2026-06-16
   days on market $232,000 Active 195 DOM
4. 2026-06-15
   days on market $232,000 Active 194 DOM
5. 2026-06-13
   days on market $232,000 Active 192 DOM
6. 2026-06-09
   days on market $232,000 Active 188 DOM
7. 2026-06-08
   days on market $232,000 Active 187 DOM
8. 2026-06-07
   days on market $232,000 Active 186 DOM
9. 2026-06-04
   days on market $232,000 Active 183 DOM
10. 2026-06-03
    days on market $232,000 Active 182 DOM
11. 2026-06-02
    days on market $232,000 Active 181 DOM
12. 2026-06-01
    days on market $232,000 Active 180 DOM
13. 2026-05-31
    days on market $232,000 Active 179 DOM
14. 2025-12-18
    price $232,000 826-char remark

    Show marketing remark (838 chars)

    Nestled on two combined parcels totaling 1.42 acres, this property at 1018 S Hairstone Dr offers incredible potential for the right buyer. Opportunities like this are truly hard to find—a spacious lot, a private setting, and endless possibilities for those with vision. The home is in need of a full renovation—ideal for investors, builders, or cash buyers seeking a project with strong upside. Whether you envision a complete remodel, expansion, or a custom retreat, the expansive acreage provides room to create something exceptional. Large lots in this area are increasingly rare, making this a fantastic chance to bring new life to a property with tremendous promise. Only Cash Buyers. Sold as-is, no repairs or disclosures. Don't miss the opportunity to transform this hidden gem into a standout Stone Mountain.

15. 2025-12-18
    price $232,000 838-char remark

    Show marketing remark (838 chars)

    Nestled on two combined parcels totaling 1.42 acres, this property at 1018 S Hairstone Dr offers incredible potential for the right buyer. Opportunities like this are truly hard to find—a spacious lot, a private setting, and endless possibilities for those with vision. The home is in need of a full renovation—ideal for investors, builders, or cash buyers seeking a project with strong upside. Whether you envision a complete remodel, expansion, or a custom retreat, the expansive acreage provides room to create something exceptional. Large lots in this area are increasingly rare, making this a fantastic chance to bring new life to a property with tremendous promise. Only Cash Buyers. Sold as-is, no repairs or disclosures. Don't miss the opportunity to transform this hidden gem into a standout Stone Mountain.

16. 2025-12-03
    listed $235,000 New 826-char remark

    Show marketing remark (838 chars)

    Nestled on two combined parcels totaling 1.42 acres, this property at 1018 S Hairstone Dr offers incredible potential for the right buyer. Opportunities like this are truly hard to find—a spacious lot, a private setting, and endless possibilities for those with vision. The home is in need of a full renovation—ideal for investors, builders, or cash buyers seeking a project with strong upside. Whether you envision a complete remodel, expansion, or a custom retreat, the expansive acreage provides room to create something exceptional. Large lots in this area are increasingly rare, making this a fantastic chance to bring new life to a property with tremendous promise. Only Cash Buyers. Sold as-is, no repairs or disclosures. Don't miss the opportunity to transform this hidden gem into a standout Stone Mountain.

17. 2025-12-03
    listed $235,000 Active 838-char remark

    Show marketing remark (838 chars)

    Nestled on two combined parcels totaling 1.42 acres, this property at 1018 S Hairstone Dr offers incredible potential for the right buyer. Opportunities like this are truly hard to find—a spacious lot, a private setting, and endless possibilities for those with vision. The home is in need of a full renovation—ideal for investors, builders, or cash buyers seeking a project with strong upside. Whether you envision a complete remodel, expansion, or a custom retreat, the expansive acreage provides room to create something exceptional. Large lots in this area are increasingly rare, making this a fantastic chance to bring new life to a property with tremendous promise. Only Cash Buyers. Sold as-is, no repairs or disclosures. Don't miss the opportunity to transform this hidden gem into a standout Stone Mountain.

18. 2025-05-07
    soldstatus $140,000

ⓘ 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: $4,253 · $354/mo
• Projected year-2 tax: $4,253 · $354/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 4/10 Moderate 22% 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: $22,274
• − Mortgage interest: −$12,996
• − Property taxes: −$4,253
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,749
• Taxable loss: −$6,448
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $-869/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

+65.7% since first listed

5 events — show timeline

• 2025-12-18 Price Changed $232,000 GAMLS
• 2025-12-18 Price Changed $232,000 FMLS
• 2025-12-03 Listed $235,000 FMLS
• 2025-12-03 Listed $235,000 GAMLS
• 2025-05-07 Sold (Public Records) $140,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,253 · +22.5% YoY. Source: county tax records.