3477 Kingswood Trl · Panthersville, GA 30034

$155,000

2 bd · 2.5 ba · 1,164 sqft · Townhouse public records · 20 Days on market

Built 1996 3,049 sqft lot $133/sqft · 14% below area Est $181k · 14% 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 +18.3/30.0
• ARV discount +14.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• 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 MLS

No HOA Fees

Key facts

• 2 parking spots
• Built 1996
• Listed 20 days

Property features AI

Exterior

• Parking: Two total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Public sewer; 110 volt electric; Electricity, cable, and natural gas available
• Home design: Two-story home; Fee simple ownership; Resale condition
• Construction: Frame and other construction materials; Composition roof; Block and slab foundation; Other structures on the property; Built as part of a multi-unit community (60 units in community)
• Exterior features: Private yard; Fenced backyard with privacy fencing; Deck; Other exterior features

Interior

• Kitchen: Pantry; Electric range
• Bedrooms: Two upper-level bedrooms; No special bedroom features listed
• Flooring: Tile floors
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central air with heat pump; Forced air heating (natural gas)
• Interior features: One fireplace in the great room / living room; Storm windows; Other interior features; Open concept dining area; Family room
• Laundry & utility: Laundry room; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 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 (-12 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 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 20 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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: moderate wind risk, 24% 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $181,066
• List price: $155,000
• Delta: -14.40%
• 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
3484 Blazing Pine Path	0.15mi	2/1.5	1,116 (-4%)	4mo	$49,000	$44	79
2301 Waldrop Pl	0.38mi	2/2.0	1,292 (+11%)	8mo	$90,000	$70	56
5203 Waldrop Pl	0.39mi	3/2.0 (+1)	1,292 (+11%)	2mo	$88,000	$68	55
13304 Waldrop Cv	0.43mi	3/2.0 (+1)	1,292 (+11%)	2mo	$70,000	$54	53
1304 Waldrop Pl	0.42mi	3/2.0 (+1)	1,292 (+11%)	6mo	$80,000	$62	51
18204 Waldrop Cv	0.48mi	3/2.0 (+1)	1,292 (+11%)	3mo	$99,999	$77	50
18302 Waldrop Cv	0.48mi	3/2.0 (+1)	1,292 (+11%)	3mo	$75,000	$58	50
14203 Waldrop Cv #14203	0.46mi	3/2.0 (+1)	1,292 (+11%)	6mo	$83,200	$64	48
14301 Waldrop Cv	0.46mi	3/2.0 (+1)	1,292 (+11%)	9mo	$83,000	$64	46
19302 Waldrop Cv	0.46mi	3/2.0 (+1)	1,292 (+11%)	12mo	$104,500	$81	43
19201 Waldrop Cv	0.46mi	3/2.0 (+1)	1,292 (+11%)	13mo	$80,000	$62	42
19202 Waldrop Cv	0.46mi	3/2.0 (+1)	1,292 (+11%)	14mo	$58,500	$45	42

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-17,399
• Equity at exit: $23,111

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-8,726
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$813
• Tax from tax record: −$308 /mo · $3,694/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $141

Break-even live

Break-even rent $1,500

Max offer price $155,000

Occupancy floor 87%

Sensitivity live

Price	-10% $229	-5% $185	+0% $141	+5% $97	+10% $54
Rent	-10% $9	-5% $75	+0% $141	+5% $208	+10% $274
Rate	-1.0pp $219	-0.5pp $181	base $141	+0.5pp $101	+1.0pp $60

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.04mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.10mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.15mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.16mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.24mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.28mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.31mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.37mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.41mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.41mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.45mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	0.50mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.50mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	3d	17	0.55mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	0d	28	0.66mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	44d	1	0.74mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	0.80mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	0d	1	0.84mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	0.84mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	0.84mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	16d	4	0.86mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	44d	1	0.88mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	21d	31	0.89mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	0d	1	0.94mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	22d	1	0.94mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	4d	1	0.98mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	0.98mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	1.06mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	3d	1	1.06mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	2d	51	1.12mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.21mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	44d	1	1.23mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	44d	1	1.23mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	25d	1	1.25mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	44d	1	1.27mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	44d	1	1.30mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,483	$1.34	0d	18	1.32mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	1.37mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	1.39mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	0d	27	1.39mi

Listing history 15 events

1. 2026-05-18
   status Pending 11-char remark
2. 2026-04-28
   listed $155,000 Active 11-char remark

   Show marketing remark (11 chars)

   No HOA Fees

3. 2026-04-28
   listed $155,000 New 11-char remark

   Show marketing remark (11 chars)

   No HOA Fees

4. 2026-04-24
   historical $155,000 11-char remark

   Show marketing remark (11 chars)

   No HOA Fees

5. 2026-04-24
   historical $155,000 11-char remark

   Show marketing remark (11 chars)

   No HOA Fees

6. 2026-04-10
   historical
7. 2026-01-29
   historical
8. 2025-11-10
   listed $175,000 New
9. 2025-11-10
   listed $185,000 New
10. 2021-09-28
    soldstatus $148,000
11. 2021-09-20
    soldstatus $148,000 Sold
12. 2021-08-20
    status Under Contract
13. 2021-08-14
    listed $145,000 New
14. 2004-12-20
    soldstatus $105,100
15. 1996-11-07
    soldstatus $68,900

ⓘ 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: $3,694 · $308/mo
• Projected year-2 tax: $3,694 · $308/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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $20,149
• − Mortgage interest: −$8,682
• − Property taxes: −$3,694
• − Insurance: −$775
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,509
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,871/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

+125.0% since first listed

16 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-04-28 Listed $155,000 FMLS
• 2026-04-28 Listed $155,000 GAMLS
• 2026-04-24 Coming Soon $155,000 GAMLS
• 2026-04-24 Coming Soon $155,000 FMLS
• 2026-04-10 Listing Removed — GAMLS
• 2026-01-29 Listing Removed — GAMLS
• 2025-11-10 Listed $185,000 GAMLS
• 2025-11-10 Listed $175,000 GAMLS
• 2021-09-28 Sold (Public Records) $148,000 Public Records
• 2021-09-20 Sold (MLS) $148,000 GAMLS
• 2021-08-20 Pending — GAMLS
• 2021-08-14 Listed $145,000 GAMLS
• 2004-12-20 Sold (Public Records) $105,100 Public Records
• 1996-11-07 Sold (Public Records) $68,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,694 · +6.3% YoY. Source: county tax records.