2800 Terratim Ln · Panthersville, GA 30034

$185,000

3 bd · 2.0 ba · 1,914 sqft · SingleFamily public records · 35 Days on market

Built 1964 0.31 ac lot $97/sqft · 33% below area Est $278k · 33% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry-ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard-creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

Key facts

• Ample cabinetry
• 0.31 acre lot
• 2 parking spots

Tags

• FOUR SIDED BRICK RANCH
• PARTIALLY FINISHED BASEMENT
• BRIGHT FORMAL LIVING ROOM
• OPEN CONCEPT DINING AREA
• AMPLE CABINETRY
• FUNCTIONAL THOUGHTFUL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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-, schools D+, employment D.
• 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.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 39% 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 $6k 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 35 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $185k implies a 185% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1964 — 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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $278,098
• List price: $185,000
• Delta: -33.48%
• 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
2740 Norma Cir	0.12mi	4/3.0 (+1)	2,000 (+4%)	2mo	$299,000	$150	76
2443 Shoals Ter	0.39mi	4/2.0 (+1)	1,881 (-2%)	2mo	$269,000	$143	72
2660 Brandenberry Dr	0.20mi	3/2.5	1,729 (-10%)	6mo	$245,000	$142	68
2724 Oxford Dr	0.36mi	4/3.0 (+1)	1,816 (-5%)	2mo	$220,000	$121	64
2450 Elkhorn Dr	0.63mi	3/2.5	1,957 (+2%)	1mo	$270,000	$138	64
2387 Timber Ridge Ct	0.57mi	4/3.0 (+1)	1,943 (+2%)	0mo	$350,000	$180	62
2369 Aurie Dr	0.51mi	4/2.5 (+1)	1,949 (+2%)	8mo	$170,000	$87	60
2385 Tarian Dr	0.57mi	4/3.0 (+1)	1,978 (+3%)	2mo	$270,000	$137	57
2457 Shiloh Dr	0.44mi	4/2.0 (+1)	1,703 (-11%)	7mo	$255,000	$150	50
2693 Larkspur Dr SE	0.61mi	3/2.0	1,654 (-14%)	1mo	$321,000	$194	48
2787 Pendant Pl	0.71mi	3/3.5	1,772 (-7%)	2mo	$360,000	$203	47
2503 Whites Mill Rd	0.62mi	4/2.5 (+1)	2,075 (+8%)	8mo	$165,000	$80	44

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $786
• Equity at exit: $27,584

10-year hold

• IRR: 9.2%
• Equity multiple: 1.69×
• Total profit: $35,486
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$970
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $510

Break-even live

Break-even rent $1,400

Max offer price $185,000

Occupancy floor 70%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	44d	1	0.21mi
2614 Mills Commons Dr Decatur, GA	4.0	2.5	1968	$2,495	$1.27	44d	1	0.41mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	44d	1	0.53mi
2612 Dawn Dr Decatur, GA	4.0	3.0	1906	$1,850	$0.97	22d	1	0.55mi
2537 Corner Shoals Dr Decatur, GA	3.0	2.0	1416	$1,690	$1.19	21d	1	0.58mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	0.62mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	0.63mi
2851 Lloyd Rd Decatur, GA	3.0	2.5	1802	$2,150	$1.19	24d	1	0.65mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	0.66mi
2675 Jamestown Way Decatur, GA	2.0	3.5	1932	$1,550	$0.80	13d	1	0.71mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	13d	1	0.77mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	44d	1	0.81mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	2d	1	0.82mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	5d	1	0.83mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	0.86mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	0.86mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	0.88mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	44d	1	0.89mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	0.91mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	0.92mi
3315 Flat Shoals Rd Decatur, GA	3.0	2.0	1765	$1,950	$1.10	44d	1	0.96mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	44d	1	1.02mi
1915 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	2354	$1,900	$0.81	3d	1	1.04mi
3190 Clifton Church Rd SE Atlanta, GA	3.0	2.0	2004	$1,818	$0.91	24d	1	1.12mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	44d	1	1.16mi
2352 Second Ave Decatur, GA	3.0	3.0	2347	$2,695	$1.15	24d	1	1.16mi
2246 Whites Mill Rd Decatur, GA	3.0	1.5	1448	$1,600	$1.10	19d	1	1.19mi
3379 Flat Shoals Rd Decatur, GA	2.0	2.5	1230	$1,512	$1.23	2d	9	1.19mi
2410 Lafortune Dr Decatur, GA	3.0	2.0	2115	$1,973	$0.93	44d	1	1.23mi
2007 Candace Ln SE Atlanta, GA	3.0	3.0	1943	$2,250	$1.16	44d	1	1.30mi
1928 Shawn Wayne Cir SE Atlanta, GA	3.0	2.0	2614	$1,895	$0.72	2d	1	1.34mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	21d	1	1.35mi
2553 Habersham Dr Decatur, GA	2.0	4.5	1272	$1,520	$1.19	13d	1	1.37mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	1.38mi
2059 Oak Terrace Dr SE Atlanta, GA	3.0	2.0	1606	$2,055	$1.28	5d	1	1.39mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	44d	1	1.43mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	24d	1	1.43mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	24d	1	1.44mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	24d	1	1.44mi

Listing history 11 events

1. 2026-05-07
   status Under Contract 2020-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

2. 2026-05-07
   status Pending 2048-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

3. 2026-04-27
   status Price Change 2020-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

4. 2026-04-27
   status Active 2048-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

5. 2026-04-27
   price $185,000 2020-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

6. 2026-04-27
   price $185,000 2048-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

7. 2026-04-16
   historical Active Under Contract 2020-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

8. 2026-04-16
   historical Active Under Contract 2048-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

9. 2026-04-02
   listed $199,900 New 2020-char remark

   Show marketing remark (2048 chars)

   Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

10. 2026-04-02
    listed $199,900 Active 2048-char remark

    Show marketing remark (2048 chars)

    Welcome home to this well maintained, four sided brick ranch with a partially finished basement. The front porch opens into a bright formal living room featuring hardwood floors and abundant natural light. Just beyond, the spacious, open concept dining area and kitchen offer excellent flow, generous counter space, and ample cabinetry—ideal for everyday living and entertaining. Down the hall are three comfortably sized bedrooms, including a primary bedroom with its own private bathroom and a full hallway bathroom. The home offers a functional, thoughtful layout with bedrooms positioned separately from the main living areas and plenty of closet space throughout. The basement is accessed from the main hallway and includes a large family room with a bar, a full bathroom (previously used as a hair salon), and direct access to the backyard—creating flexible space for recreation, guests, or hobbies. The backyard is level and ready for outdoor gatherings or pets. This home just needs your touch, and a little cosmetic TLC here and there, to bring her back to her formal grandeur. Conveniently located near Decatur, Lithonia, Avondale Estates, and Atlanta, this home is nestled in the quiet, established community of Leafwood Estates, where homes rarely come available and neighbors take pride in their surroundings. Sold as-is, this is an estate sale which requires a probate judge’s approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months’ time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow. ALL OFFERS MUST BE IN ONE .PDF INCLUDING p & s, pof, AND SELLER'S DISCLOSURES AND SPECIAL STIPULATIONS SIGNED & ATTACHED AS EXHIBITS TO THE CONTRACT. Please give several days for a response from the seller.

11. 1990-05-30
    soldstatus $65,000

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$993/yr (+$83/mo · 140.2%)

ⓘ 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 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: $24,559
• − Mortgage interest: −$10,363
• − Property taxes: −$709
• − Insurance: −$925
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$5,382
• Taxable income: $3,251
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $5,346/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

• Census place: Panthersville, GA
• 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

+184.6% since first listed

11 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — FMLS
• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Relisted — FMLS
• 2026-04-27 Price Changed $185,000 GAMLS
• 2026-04-27 Price Changed $185,000 FMLS
• 2026-04-16 Contingent — GAMLS
• 2026-04-16 Contingent — FMLS
• 2026-04-02 Listed $199,900 FMLS
• 2026-04-02 Listed $199,900 GAMLS
• 1990-05-30 Sold (Public Records) $65,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $709 · -4.0% YoY. Source: county tax records.