2791 Knollview Dr · Panthersville, GA 30034

$169,900

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 45 Days on market

Built 1969 0.26 ac lot $150/sqft · 17% below area Est $253k · 33% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this timeless 4-sided brick ranch in the established Knollview Estates community! This 3-bedroom, 2-bathroom home features nearly 1,400 sq. ft. of comfortable living space. The traditional layout includes a formal living room, separate dining area, and a bright kitchen. Set on a generous 0.30-acre level lot. the property boasts a spacious backyard and an attached 2-car garage. Located minutes from I-20 and I-285, you'll enjoy an easy commute to Downtown Atlanta and the airport with no HOA.

Key facts

• Bright kitchen
• Cozy breakfast nook
• 4 sided brick

Tags

• 4 SIDED BRICK
• ORIGINAL HARDWOOD FLOORS
• FORMAL LIVING ROOM
• SEPARATE DINING AREA
• BRIGHT KITCHEN
• COZY BREAKFAST NOOK

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage (1 parking space total)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property
• Construction: Built in 1969; Brick construction; Composition roof; Slab foundation
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level living
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $60 ($716/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Rainbow Elementary School (math 15% / reading 15%, grade F, #981 of 1,228 statewide, top 80%, 323 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 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: Rents rising (+2.2%/yr); 355 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 ($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 $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 45 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 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 $122k; 39% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1969 — 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: 1.01% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $252,690
• List price: $169,900
• Delta: -32.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3498 Newberry Trl	0.18mi	3/2.0	1,184 (+4%)	6mo	$189,000	$160	79
3457 Newberry Trl	0.29mi	3/2.0	1,303 (+15%)	5mo	$190,000	$146	57
2703 Rainbow Forest Dr	0.38mi	3/3.0	1,280 (+13%)	7mo	$220,000	$172	51
3513 Kingsbrooke Way	0.50mi	3/2.0	1,262 (+11%)	15mo	$215,000	$170	45

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-25,038
• Equity at exit: $25,333

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-22,175
• Equity at exit: $14,690

Cash invested: $47,572 (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: 355
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$891
• Tax from tax record: −$337 /mo · $4,045/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $60

Break-even live

Break-even rent $1,644

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $156	-5% $108	+0% $60	+5% $12	+10% $-37
Rent	-10% $-76	-5% $-8	+0% $60	+5% $128	+10% $195
Rate	-1.0pp $145	-0.5pp $103	base $60	+0.5pp $16	+1.0pp $-29

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	21d	1	0.10mi
3293 Abbeywood Dr Decatur, GA	3.0	2.0	1455	$1,650	$1.13	5d	1	0.65mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	0d	27	0.73mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	0.83mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	0.83mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	3d	11	0.87mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	21d	31	0.87mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	3d	51	0.94mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	23d	1	0.96mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	1.04mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	1.04mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	44d	1	1.06mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	0d	12	1.14mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	0d	28	1.22mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.26mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	1.33mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	1.34mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	1.38mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	25d	1	1.38mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	13d	1	1.41mi

Listing history 14 events

1. 2026-06-21
   days on market $169,900 Active 45 DOM
2. 2026-06-18
   days on market $169,900 Active 42 DOM
3. 2026-06-17
   days on market $169,900 Active 41 DOM
4. 2026-06-16
   days on market $169,900 Active 40 DOM
5. 2026-06-15
   statusdays on market $169,900 Active 39 DOM
6. 2026-06-13
   pricestatusdays on market $169,900 Price Change 37 DOM
7. 2026-06-09
   days on market $179,900 Active 33 DOM
8. 2026-06-08
   days on market $179,900 Active 32 DOM
9. 2026-06-07
   statusdays on market $179,900 Active 31 DOM
10. 2026-04-28
    listed $179,900 New 795-char remark
11. 2007-09-27
    soldstatus $122,400
12. 2001-11-19
    soldstatus $114,500
13. 1992-06-30
    soldstatus $67,000
14. 1991-12-17
    soldstatus $28,300

ⓘ 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: $4,045 · $337/mo
• Projected year-2 tax: $4,045 · $337/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 6/10 Major 7 d/yr ≥105°F today · 18 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: $20,635
• − Mortgage interest: −$9,517
• − Property taxes: −$4,045
• − Insurance: −$850
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,943
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,201/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

+500.4% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $169,900 GAMLS
• 2026-06-04 Relisted — GAMLS
• 2026-05-27 Pending — GAMLS
• 2026-04-28 Listed $179,900 GAMLS
• 2007-09-27 Sold (Public Records) $122,400 Public Records
• 2001-11-19 Sold (Public Records) $114,500 Public Records
• 1992-06-30 Sold (Public Records) $67,000 Public Records
• 1991-12-17 Sold (Public Records) $28,300 Public Records

Property tax history

+18.9%/yr

Latest (2025): $4,045 · +21.5% YoY. Source: county tax records.