4022 Clark Dr · Panthersville, GA 30294

$161,000

3 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 25 Days on market

Built 1961 0.56 ac lot $123/sqft · 32% below area Est $238k · 32% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.6/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A cozy starter home that is absolutely perfect for a first-time home buyer, or investor. Offering 4 sided brick 3 bedrooms and and private yard space. The interior features warm tones and a kitchen that's awaits the chef in you, coupled by a cozy sunroom for those relaxing moments. Don't snooze because this one won't last!

Key facts

• Functional kitchen
• 4 sided brick ranch
• Private yard space

Tags

• 4 SIDED BRICK RANCH
• PRIVATE YARD SPACE
• FUNCTIONAL KITCHEN
• RELAXING SUNROOM

Property features AI

Finance

• Other: Property condition: Resale
• HOA & community: No HOA

Exterior

• Parking: Attached garage; Open parking; Parking pad
• Utilities: Public water; Public sewer; Cable available; High speed internet
• Home design: Single family residence; House; One level
• Construction: Brick construction; Composition roof; Built in 1961; No basement
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Sun room; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $159k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Oakview Elementary (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 668 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 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 fast (+4.6%/yr); 254 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

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 25 days — a 2% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,585 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.16% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.2

CMA / ARV

• ARV (median comp): $238,287
• List price: $161,000
• Delta: -46.28%
• 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
3339 Clevemont Ct	0.15mi	3/2.0	1,150 (-12%)	5mo	$210,000	$183	64
3420 Lineview Dr	0.36mi	3/2.0	1,456 (+11%)	13mo	$230,000	$158	50
4275 Ridgetop Dr	0.56mi	3/3.0	1,368 (+4%)	13mo	$148,000	$108	48
4071 River Rd	0.73mi	3/2.0	1,263 (-4%)	11mo	$200,000	$158	46
3308 Homeward Trl	0.38mi	3/2.0	1,456 (+11%)	16mo	$215,000	$148	46
4293 Westglen Rd	0.38mi	3/2.0	1,128 (-14%)	14mo	$207,000	$184	44
4310 Westglen Rd	0.41mi	3/2.0	1,456 (+11%)	20mo	$224,900	$154	42
3350 Homeward Trl	0.32mi	2/2.0 (-1)	1,151 (-12%)	22mo	$205,000	$178	37
4261 Linecrest Ln	0.62mi	3/2.5	1,500 (+14%)	6mo	$240,000	$160	36
4460 Sims Rd	0.41mi	4/2.0 (+1)	1,475 (+12%)	19mo	$249,599	$169	35
3722 Linecrest Rd	0.71mi	3/2.5	1,440 (+10%)	18mo	$164,000	$114	29
4248 Catalpa Ct	0.71mi	3/2.5	1,480 (+13%)	15mo	$235,170	$159	27

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,867
• Equity at exit: $24,006

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $27,844
• Equity at exit: $13,920

Cash invested: $45,080 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 254
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$844
• Tax from tax record: −$315 /mo · $3,776/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $253

Break-even live

Break-even rent $1,552

Max offer price $161,000

Occupancy floor 81%

Sensitivity live

Price	-10% $345	-5% $299	+0% $253	+5% $208	+10% $162
Rent	-10% $105	-5% $179	+0% $253	+5% $327	+10% $401
Rate	-1.0pp $334	-0.5pp $294	base $253	+0.5pp $212	+1.0pp $169

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4402 Davana Dr Ellenwood, GA	3.0	1.0	1056	$1,578	$1.49	0d	1	0.16mi
3378 Homeward Trl Ellenwood, GA	3.0	2.0	1176	$1,695	$1.44	22d	1	0.30mi
3407 Homeward Trl Ellenwood, GA	3.0	2.0	1512	$1,695	$1.12	45d	1	0.36mi
3335 Crestview Ct Ellenwood, GA	3.0	2.5	1492	$1,650	$1.11	25d	1	0.38mi
3428 Homeward Trl Ellenwood, GA	3.0	2.0	1242	$1,795	$1.45	14d	1	0.38mi
3342 Crestview Ct Ellenwood, GA	3.0	2.0	1290	$1,601	$1.24	6d	1	0.40mi
3303 Homeward Trl Ellenwood, GA	3.0	2.0	1456	$1,799	$1.24	23d	1	0.42mi
37 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	45d	1	0.71mi
39 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	14d	1	0.72mi
4229 Catalpa Park Ellenwood, GA	3.0	2.0	1280	$1,675	$1.31	45d	1	0.77mi
46 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	25d	1	0.79mi
48 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	20d	1	0.80mi
65 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	20d	1	0.83mi
67 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	20d	1	0.84mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	45d	1	1.11mi
3637 Windmill Rd Ellenwood, GA	3.0	1.0	1200	$1,695	$1.41	25d	1	1.18mi
4023 Riverside Pkwy Decatur, GA	4.0	3.0	1870	$2,090	$1.12	45d	1	1.43mi
3862 Shane Ct Ellenwood, GA	4.0	2.0	1372	$1,750	$1.28	0d	1	1.44mi
3328 River Run Trl Decatur, GA	3.0	2.0	1665	$1,981	$1.19	3d	1	1.47mi
2882 Ward Lake Way Ellenwood, GA	3.0	2.5	1685	$1,676	$0.99	45d	1	1.49mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	6d	1	1.49mi

Listing history 47 events

1. 2026-06-21
   days on market $161,000 Active 25 DOM
2. 2026-06-18
   days on market $161,000 Active 22 DOM
3. 2026-06-17
   days on market $161,000 Active 21 DOM
4. 2026-06-16
   days on market $161,000 Active 20 DOM
5. 2026-06-15
   days on market $161,000 Active 19 DOM
6. 2026-06-13
   statusdays on market $161,000 Active 17 DOM
7. 2026-06-09
   days on market $161,000 New 13 DOM
8. 2026-06-08
   days on market $161,000 New 12 DOM
9. 2026-06-07
   days on market $161,000 New 11 DOM
10. 2026-06-04
    days on market $161,000 New 8 DOM
11. 2026-06-03
    days on market $161,000 New 7 DOM
12. 2026-06-02
    days on market $161,000 New 6 DOM
13. 2026-06-01
    days on market $161,000 New 5 DOM
14. 2026-05-31
    days on market $161,000 New 4 DOM
15. 2026-04-09
    price $128,000
16. 2023-02-27
    status Pending 324-char remark

    Show marketing remark (324 chars)

    A cozy starter home that is absolutely perfect for a first-time home buyer, or investor. Offering 4 sided brick 3 bedrooms and and private yard space. The interior features warm tones and a kitchen that's awaits the chef in you, coupled by a cozy sunroom for those relaxing moments. Don't snooze because this one won't last!

17. 2023-02-10
    soldstatus $190,000
18. 2023-02-09
    soldstatus $190,000 Closed 324-char remark

    Show marketing remark (324 chars)

    A cozy starter home that is absolutely perfect for a first-time home buyer, or investor. Offering 4 sided brick 3 bedrooms and and private yard space. The interior features warm tones and a kitchen that's awaits the chef in you, coupled by a cozy sunroom for those relaxing moments. Don't snooze because this one won't last!

19. 2023-02-08
    soldstatus $190,000 Sold
20. 2023-01-15
    historical Active Under Contract 324-char remark

    Show marketing remark (324 chars)

    A cozy starter home that is absolutely perfect for a first-time home buyer, or investor. Offering 4 sided brick 3 bedrooms and and private yard space. The interior features warm tones and a kitchen that's awaits the chef in you, coupled by a cozy sunroom for those relaxing moments. Don't snooze because this one won't last!

21. 2023-01-15
    status Under Contract

    Show marketing remark (324 chars)

    A cozy starter home that is absolutely perfect for a first-time home buyer, or investor. Offering 4 sided brick 3 bedrooms and and private yard space. The interior features warm tones and a kitchen that's awaits the chef in you, coupled by a cozy sunroom for those relaxing moments. Don't snooze because this one won't last!

22. 2022-12-22
    listed $190,000 Active 324-char remark

    Show marketing remark (324 chars)

    A cozy starter home that is absolutely perfect for a first-time home buyer, or investor. Offering 4 sided brick 3 bedrooms and and private yard space. The interior features warm tones and a kitchen that's awaits the chef in you, coupled by a cozy sunroom for those relaxing moments. Don't snooze because this one won't last!

23. 2022-12-15
    listed $190,000 New
24. 2017-06-08
    soldstatus $66,000
25. 2017-05-31
    soldstatus $66,000 Sold
26. 2017-05-31
    soldstatus $66,000 Sold
27. 2017-05-15
    historical Pending
28. 2017-05-10
    status Under Contract
29. 2017-05-01
    status Active
30. 2017-05-01
    status Back on Market
31. 2017-04-06
    status Under Contract
32. 2017-04-06
    historical Pending
33. 2017-04-04
    listed $64,900 New
34. 2017-04-04
    listed $64,900 Active
35. 2017-01-09
    historical
36. 2017-01-06
    listed $54,900 New
37. 2016-12-24
    historical
38. 2016-11-28
    status Back on Market
39. 2016-11-24
    historical
40. 2016-07-15
    price $52,900
41. 2016-06-20
    status Back on Market
42. 2016-06-13
    status Under Contract
43. 2016-04-01
    price $57,000
44. 2015-12-15
    price $62,000
45. 2015-11-09
    listed $67,000 New
46. 2012-02-28
    soldstatus $45,000
47. 1999-07-06
    soldstatus $60,000

ⓘ 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: $3,776 · $315/mo
• Projected year-2 tax: $3,776 · $315/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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,472
• − Mortgage interest: −$9,019
• − Property taxes: −$3,776
• − Insurance: −$805
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,684
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,898/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: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+168.3% since first listed

34 events — show timeline

• 2026-05-27 Listed $161,000 GAMLS
• 2026-04-09 Price Changed $128,000 MGMLS
• 2023-02-27 Pending — FMLS
• 2023-02-10 Sold (Public Records) $190,000 Public Records
• 2023-02-09 Sold (MLS) $190,000 FMLS
• 2023-02-08 Sold (MLS) $190,000 GAMLS
• 2023-01-15 Contingent — FMLS
• 2023-01-15 Pending — GAMLS
• 2022-12-22 Listed $190,000 FMLS
• 2022-12-15 Listed $190,000 GAMLS
• 2017-06-08 Sold (Public Records) $66,000 Public Records
• 2017-05-31 Sold (MLS) $66,000 GAMLS
• 2017-05-31 Sold (MLS) $66,000 FMLS
• 2017-05-15 Contingent — FMLS
• 2017-05-10 Pending — GAMLS
• 2017-05-01 Relisted — FMLS
• 2017-05-01 Relisted — GAMLS
• 2017-04-06 Pending — GAMLS
• 2017-04-06 Contingent — FMLS
• 2017-04-04 Listed $64,900 GAMLS
• 2017-04-04 Listed $64,900 FMLS
• 2017-01-09 Listing Removed — GAMLS
• 2017-01-06 Listed $54,900 GAMLS
• 2016-12-24 Listing Removed — GAMLS
• 2016-11-28 Relisted — GAMLS
• 2016-11-24 Listing Removed — GAMLS
• 2016-07-15 Price Changed $52,900 GAMLS
• 2016-06-20 Relisted — GAMLS
• 2016-06-13 Pending — GAMLS
• 2016-04-01 Price Changed $57,000 GAMLS
• 2015-12-15 Price Changed $62,000 GAMLS
• 2015-11-09 Listed $67,000 GAMLS
• 2012-02-28 Sold (Public Records) $45,000 Public Records
• 1999-07-06 Sold (Public Records) $60,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,776 · +8.4% YoY. Source: county tax records.