3719 Sandy Shoals Ln · Panthersville, GA 30034

$234,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 39 Days on market

Built 1990 6,534 sqft lot $164/sqft · 16% below area Est $278k · 16% 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 +15.8/30.0
• ARV discount +14.6/15.0
• DSCR +4.9/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Picture yourself at 3719 Sandy Shoals Ln, a residence arranged for everyday practicality, emphasizing comfortable living. The interior includes a fireplace, providing a central point, and the kitchen is equipped with all stainless steel appliances for daily functionality. An exterior patio extends to a fully fenced in backyard, suitable for outdoor enjoyment. Experience modern comfort and practical outdoor living.. Included 100-Day Home Warranty with buyer activation

Key facts

• Exterior patio
• Fireplace
• 6,534 sq ft lot

Tags

• FIREPLACE
• STAINLESS STEEL APPLIANCES
• EXTERIOR PATIO
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric (110 volts); Electricity available; Natural gas available; Sewer available
• Home design: Single-story (one level); Brick veneer exterior; Resale property; Slab foundation; Composition roof
• Construction: Brick veneer construction; Composition roof; Slab foundation
• Exterior features: Paved road access; Other exterior features

Interior

• Kitchen: Pantry; Other surface countertops; Dishwasher; Gas range; Range hood
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Primary bathroom with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; No common walls (detached); Other interior details
• Laundry & utility: Main-level laundry; Additional laundry/utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 (18.8% below list).
• Recommended offer: $190k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Panthersville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bob Mathis Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 373 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.
• 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 (+2.2%/yr); 353 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 36% of the median local income ($64k/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 39 days — a 3% lower offer ($227k) 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 $195k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,089 (18.8% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $277,783
• List price: $234,000
• Delta: -15.76%
• 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
4105 Conley Pond Ct	0.26mi	3/2.5	1,448 (+2%)	1mo	$251,000	$173	83
3865 Cress Way Dr	0.24mi	3/2.0	1,474 (+3%)	8mo	$188,000	$128	77
3800 Landgraf Cv	0.18mi	3/2.0	1,306 (-8%)	3mo	$280,000	$214	75
3375 River Run Trl	0.42mi	3/2.5	1,454 (+2%)	4mo	$236,000	$162	72
4169 Riverbank Ct	0.47mi	3/1.5	1,460 (+2%)	4mo	$209,000	$143	69
3116 Leyland Ct	0.30mi	3/2.5	1,286 (-10%)	0mo	$204,000	$159	67
3969 Cress Way Run	0.21mi	3/2.5	1,256 (-12%)	3mo	$220,000	$175	66
4011 Riverside Pkwy	0.35mi	3/2.5	1,286 (-10%)	1mo	$235,000	$183	64
3949 Riverside Pkwy	0.39mi	3/2.5	1,286 (-10%)	4mo	$209,000	$163	60
2993 Oakvale Hts	0.40mi	3/2.0	1,608 (+13%)	6mo	$210,000	$131	55
4217 Riverbank Ct	0.45mi	3/2.0	1,232 (-14%)	2mo	$260,000	$211	54
2876 River Close Dr	0.71mi	3/2.5	1,607 (+13%)	1mo	$255,000	$159	43

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-32,681
• Equity at exit: $34,890

10-year hold

• IRR: -6.5%
• Equity multiple: 0.60×
• Total profit: $-26,292
• Equity at exit: $20,232

Cash invested: $65,520 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $108

Break-even live

Break-even rent $1,764

Max offer price $234,000

Occupancy floor 89%

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3828 Landgraf Cv Decatur, GA	3.0	2.0	1548	$2,073	$1.34	5d	1	0.16mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,860	$1.45	2d	1	0.22mi
3644 Gray Birch Dr Decatur, GA	3.0	2.0	1860	$2,000	$1.08	20d	1	0.24mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	43d	1	0.27mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,743	$1.40	5d	1	0.34mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	5d	1	0.35mi
4023 Riverside Pkwy Decatur, GA	4.0	3.0	1870	$2,090	$1.12	43d	1	0.35mi
3328 River Run Trl Decatur, GA	3.0	2.0	1665	$1,981	$1.19	2d	1	0.38mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	24d	1	0.44mi
3075 Oakvale Hts Decatur, GA	3.0	2.5	1810	$2,120	$1.17	12d	1	0.46mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	5d	1	0.49mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	43d	1	0.61mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	22d	1	0.62mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	24d	1	0.62mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	4d	1	0.62mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	43d	1	0.62mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	43d	1	0.64mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	43d	1	0.64mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	43d	1	0.66mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	43d	1	0.67mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	43d	1	0.67mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	18d	1	0.67mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	15d	4	0.67mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	43d	1	0.72mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	43d	1	0.75mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	22d	1	0.76mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	1d	1	0.76mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	43d	1	0.77mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	24d	1	0.77mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	20d	1	0.78mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	0.79mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	43d	1	0.79mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	43d	1	0.80mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	24d	1	0.81mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	43d	1	0.83mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	3d	1	0.83mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	18d	1	0.91mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	20d	1	0.91mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	43d	1	0.97mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	43d	1	1.09mi

Listing history 18 events

1. 2026-06-18
   days on market $234,000 Active 39 DOM
2. 2026-06-17
   days on market $234,000 Active 38 DOM
3. 2026-06-16
   days on market $234,000 Active 37 DOM
4. 2026-06-15
   days on market $234,000 Active 36 DOM
5. 2026-06-13
   pricedays on market $234,000 Active 34 DOM
6. 2026-06-09
   days on market $240,000 Active 30 DOM
7. 2026-06-08
   days on market $240,000 Active 29 DOM
8. 2026-06-07
   days on market $240,000 Active 28 DOM
9. 2026-06-04
   days on market $240,000 Active 25 DOM
10. 2026-06-03
    days on market $240,000 Active 24 DOM
11. 2026-06-02
    days on market $240,000 Active 23 DOM
12. 2026-06-01
    days on market $240,000 Active 22 DOM
13. 2026-05-31
    days on market $240,000 Active 21 DOM
14. 2026-05-10
    listed $240,000 Active 471-char remark

    Show marketing remark (471 chars)

    Picture yourself at 3719 Sandy Shoals Ln, a residence arranged for everyday practicality, emphasizing comfortable living. The interior includes a fireplace, providing a central point, and the kitchen is equipped with all stainless steel appliances for daily functionality. An exterior patio extends to a fully fenced in backyard, suitable for outdoor enjoyment. Experience modern comfort and practical outdoor living.. Included 100-Day Home Warranty with buyer activation

15. 2026-05-10
    listed $240,000 New 471-char remark

    Show marketing remark (471 chars)

    Picture yourself at 3719 Sandy Shoals Ln, a residence arranged for everyday practicality, emphasizing comfortable living. The interior includes a fireplace, providing a central point, and the kitchen is equipped with all stainless steel appliances for daily functionality. An exterior patio extends to a fully fenced in backyard, suitable for outdoor enjoyment. Experience modern comfort and practical outdoor living.. Included 100-Day Home Warranty with buyer activation

16. 2026-04-17
    soldstatus $195,200
17. 1991-08-05
    soldstatus $79,500
18. 1988-10-01
    soldstatus $52,500

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $2,153 · $179/mo
• Expected delta: +$1,328/yr (+$111/mo · 161.1%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 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: $22,811
• − Mortgage interest: −$13,108
• − Property taxes: −$825
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,807
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $1,960/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): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

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 (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• 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: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

+345.7% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $234,000 FMLS
• 2026-06-11 Price Changed $234,000 GAMLS
• 2026-05-10 Listed $240,000 FMLS
• 2026-05-10 Listed $240,000 GAMLS
• 2026-04-17 Sold (Public Records) $195,200 Public Records
• 1991-08-05 Sold (Public Records) $79,500 Public Records
• 1988-10-01 Sold (Public Records) $52,500 Public Records

Property tax history

+18.2%/yr

Latest (2025): $825 · -5.9% YoY. Source: county tax records.