2340 Big Pine Ct · Panthersville, GA 30288

$169,000

3 bd · 1.5 ba · 1,665 sqft · SingleFamily public records · 48 Days on market

Built 1972 0.54 ac lot Est $220k · 23% under

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

Key facts

• 0.54 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.3% in Panthersville — 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 66/100 on livability (#180 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities 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: Cedar Grove Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 565 students, 100% FRL); Cedar Grove Middle School (math 2% / reading 17%, grade F, #433 of 470 statewide, top 93%, 777 students, 100% FRL); Cedar Grove High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,123 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• At $2,059/mo this rent would consume 48% of the median local household income ($52k/yr) (locally 213% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 48 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $169k implies a 125% 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $219,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Big Pine Ct	0.00mi	4/2.0 (+1)	1,665 (0%)	0mo	$161,525	$97	93
3840 Rolling Pl	0.28mi	3/2.0	1,602 (-4%)	3mo	$228,000	$142	76
2365 Rock Hollow Dr	0.30mi	3/2.0	1,602 (-4%)	6mo	$212,000	$132	72
3694 Rolling Pl	0.36mi	3/2.0	1,630 (-2%)	7mo	$200,000	$123	72
2413 Tolliver Hills Ln	0.36mi	3/2.0	1,557 (-6%)	1mo	$215,000	$138	69
3779 Rolling Pl	0.42mi	4/3.0 (+1)	1,680 (+1%)	6mo	$232,000	$138	63
3787 Rolling Pl	0.40mi	4/3.5 (+1)	1,680 (+1%)	5mo	$225,000	$134	63
4031 Cedar Grove Pl	0.51mi	3/2.0	1,433 (-14%)	5mo	$165,000	$115	47
4216 Connor Dr	0.64mi	3/2.0	1,790 (+8%)	12mo	$70,000	$39	46
4169 Cedar Valley Ln	0.59mi	3/2.0	1,516 (-9%)	13mo	$265,000	$175	45
2214 River Rd	0.69mi	3/2.5	1,800 (+8%)	11mo	$178,000	$99	41
3791 River Lake Shr	0.71mi	4/2.5 (+1)	1,792 (+8%)	13mo	$235,000	$131	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,074
• Equity at exit: $25,198

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $24,585
• Equity at exit: $14,612

Cash invested: $47,320 (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 30288

• Home prices YoY: -12.9%
• Active inventory: 49
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$886
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $349

Break-even live

Break-even rent $1,617

Max offer price $169,000

Occupancy floor 78%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	43d	1	0.33mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	43d	1	0.43mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	43d	1	0.44mi
2616 Micah Dr Ellenwood, GA	4.0	2.0	2011	$1,985	$0.99	43d	1	0.49mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	1288	$2,000	$1.55	43d	1	0.49mi
2419 Broad River Pl Ellenwood, GA	4.0	3.0	2056	$2,511	$1.22	5d	1	0.70mi
2424 Broad River Pl Ellenwood, GA	4.0	2.5	2056	$2,250	$1.09	24d	1	0.71mi
3784 River Lake Shr Ellenwood, GA	3.0	2.0	1775	$1,900	$1.07	20d	1	0.74mi
2141 Silva Ct Conley, GA	4.0	2.5	2097	$2,180	$1.04	24d	1	0.75mi
4265 Loveless Pl Ellenwood, GA	3.0	2.0	1426	$1,715	$1.20	22d	1	0.75mi
3128 Bouldercrest Rd Ellenwood, GA	4.0	1.5	1200	$1,728	$1.44	12d	1	0.77mi
3060 Orbit Cir Ellenwood, GA	3.0	2.0	1916	$1,789	$0.93	1d	1	0.96mi
3531 Weathered Wood Dr Ellenwood, GA	3.0	2.0	2151	$2,290	$1.06	16d	1	1.04mi
2274 Silver Maple Cir Ellenwood, GA	3.0	2.5	1673	$2,000	$1.20	24d	1	1.08mi
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	43d	1	1.10mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	24d	1	1.15mi
2010 Redwood Trce Ellenwood, GA	4.0	2.5	2036	$2,079	$1.02	22d	1	1.23mi
4197 Grant Forest Cir Ellenwood, GA	4.0	2.5	2208	$2,300	$1.04	43d	1	1.23mi
4007 Moore Creek Dr Conley, GA	2.0	2.0	1200	$1,850	$1.54	18d	1	1.24mi
3912 Old Ivy Ct Ellenwood, GA	3.0	1.5	1718	$2,000	$1.16	43d	1	1.27mi
2882 Ward Lake Way Ellenwood, GA	3.0	2.5	1685	$1,676	$0.99	43d	1	1.36mi
1793 Cedar Walk Ln Conley, GA	3.0	2.0	2143	$1,950	$0.91	43d	1	1.38mi
4153 Ward Lake Trl Ellenwood, GA	3.0	2.0	1460	$1,930	$1.32	43d	1	1.40mi
4136 Moore Rd Ellenwood, GA	4.0	2.0	1888	$1,981	$1.05	43d	1	1.44mi
3581 Oakvale Falls Ct Decatur, GA	3.0	2.5	1998	$2,080	$1.04	43d	1	1.44mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	24d	1	1.49mi

Listing history 11 events

1. 2026-04-02
   status Under Contract 280-char remark

   Show marketing remark (280 chars)

   Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

2. 2026-04-02
   status Pending

   Show marketing remark (280 chars)

   Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

3. 2026-03-11
   price $169,000 280-char remark

   Show marketing remark (280 chars)

   Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

4. 2026-03-11
   price $169,000

   Show marketing remark (280 chars)

   Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

5. 2026-02-13
   listed $179,000 New 280-char remark

   Show marketing remark (280 chars)

   Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

6. 2026-02-13
   listed $179,000 Active

   Show marketing remark (280 chars)

   Investor opportunity in Conley! 2304 Big Pine Court offers strong value-add potential for flippers or buy-and-hold investors. Solid layout ready for renovation with upside in the area. Convenient to Atlanta, highways, and the airport. Sold as-is. Bring your vision and contractor!

7. 2026-01-06
   historical $1,799
8. 2025-11-22
   listed $1,799
9. 2016-02-01
   soldstatus $75,000
10. 1997-12-04
    soldstatus $87,900
11. 1985-02-13
    soldstatus $60,100

ⓘ 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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,704
• − Mortgage interest: −$9,467
• − Property taxes: −$3,851
• − Insurance: −$845
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$4,916
• Taxable income: $1,672
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,784/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 — Panthersville

• Score: 66/100
• State rank: #180
• US rank: #11244

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing A+ Health & safety B- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 8,116
• Household income: $51,511
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 213.0

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 (75%)
• Race & ethnicity: Black 75% Hispanic / Latino 13% White 9% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 12% Vietnamese 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: ▼ -32.96%
• Current HPI: 222.5766
• Rent YoY: —
• 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

+181.2% since first listed

11 events — show timeline

• 2026-04-02 Pending — GAMLS
• 2026-04-02 Pending — FMLS
• 2026-03-11 Price Changed $169,000 GAMLS
• 2026-03-11 Price Changed $169,000 FMLS
• 2026-02-13 Listed $179,000 FMLS
• 2026-02-13 Listed $179,000 GAMLS
• 2026-01-06 Rental Removed $1,799 Tricon
• 2025-11-22 Listed for Rent $1,799 Tricon
• 2016-02-01 Sold (Public Records) $75,000 Public Records
• 1997-12-04 Sold (Public Records) $87,900 Public Records
• 1985-02-13 Sold (Public Records) $60,100 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,851 · +0.1% YoY. Source: county tax records.