3254 Strawberry Ln · Panthersville, GA 30034

$82,500

3 bd · 2.0 ba · 1,440 sqft · Condo public records · 84 Days on market

Built 1973

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area!

Key facts

• Cash-flowing rental
• Outdoor amenities
• High-demand area

Tags

• TWO-STORY RENTAL
• NON-RENT-RESTRICTED COMMUNITY
• CASH-FLOWING RENTAL
• OUTDOOR AMENITIES
• MAJOR MARTA BUS TRANSIT HUB
• HIGH-DEMAND AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 33% 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 $570 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 13y ago; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wind risk, 26% 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 $77,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.09% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $9,713
• Equity at exit: $12,301

10-year hold

• IRR: 19.0%
• Equity multiple: 2.52×
• Total profit: $35,072
• Equity at exit: $7,133

Cash invested: $23,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$433
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$34
• HOA est. from 1 same-building comp: −$335
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $380

Break-even live

Break-even rent $1,246

Max offer price $82,500

Occupancy floor 73%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	0.09mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	0.14mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	21d	31	0.17mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	44d	1	0.19mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	2d	34	0.19mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	0.21mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	44d	1	0.24mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	18d	1	0.26mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	0.27mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	3d	1	0.30mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	2d	51	0.41mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	19d	1	0.43mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	21d	1	0.44mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.52mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	44d	1	0.60mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.61mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	24d	1	0.62mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.64mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	26	0.65mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	13d	7	0.66mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	2d	11	0.68mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.69mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	0.70mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.70mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	0.70mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	0.72mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	0.72mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	4d	1	0.72mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.73mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	22d	1	0.73mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.74mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.75mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.76mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.76mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	24d	1	0.80mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	24d	1	0.82mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	0.83mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	0.85mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	3d	1	0.87mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	44d	1	0.89mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-02
   status $82,500 Pending 84 DOM
2. 2026-06-01
   days on market $82,500 Active 84 DOM
3. 2026-05-31
   days on market $82,500 Active 83 DOM
4. 2026-05-11
   price $82,500 1034-char remark

   Show marketing remark (1055 chars)

   Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

5. 2026-05-11
   price $82,500 1055-char remark

   Show marketing remark (1055 chars)

   Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

6. 2026-05-01
   price $87,500 1034-char remark

   Show marketing remark (1055 chars)

   Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

7. 2026-05-01
   price $87,500 1055-char remark

   Show marketing remark (1055 chars)

   Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

8. 2026-04-15
   price $94,500 1034-char remark

   Show marketing remark (1034 chars)

   Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area!

9. 2026-04-08
   status Active 1055-char remark

   Show marketing remark (1055 chars)

   Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

10. 2026-04-07
    status Price Change 1034-char remark

    Show marketing remark (1034 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area!

11. 2026-04-07
    price $89,500 1034-char remark

    Show marketing remark (1034 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area!

12. 2026-04-03
    historical 1034-char remark

    Show marketing remark (1055 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

13. 2026-04-03
    historical 1055-char remark

    Show marketing remark (1055 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

14. 2026-03-04
    price $94,500 1034-char remark

    Show marketing remark (1055 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

15. 2026-03-04
    price $94,500 1055-char remark

    Show marketing remark (1055 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

16. 2026-03-04
    listed $99,500 New 1034-char remark

    Show marketing remark (1055 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

17. 2026-03-04
    listed $99,500 Active 1055-char remark

    Show marketing remark (1055 chars)

    Turnkey 1,440 square ft rental investment just outside the perimeter. This is an excellent opportunity to own a spacious two-story rental in a professionally managed, non-rent-restricted community just minutes from Atlanta. This cash-flowing rental exceeds the 1% rule in an up-and-coming pocket within the city of Decatur, representing a strong value-add opportunity for savvy investors. The location offers exceptional tenant appeal close to Flat Shoals Crossing shopping center for groceries and dining, and surrounded by outdoor amenities like Flat Shoals Creek, the Michelle Obama Trail, and Rainbow Park. Even more exciting, the rental is steps from The Gallery at South DeKalb, which is set to undergo a multi-million dollar redevelopment into a major MARTA bus transit hub by 2026. This future connectivity will make commuting to and from Atlanta even easier, enhancing the area's long-term rental demand. Owner is selling as part of a broader portfolio shift. A rare chance to invest in a high-demand, rapidly growing area! HOA is $390/monthly.

18. 2026-03-02
    price $94,500
19. 2026-03-02
    price $94,500
20. 2026-03-02
    historical
21. 2026-03-02
    historical
22. 2026-02-03
    price $99,500
23. 2026-02-03
    price $99,500
24. 2026-01-07
    price $103,000
25. 2026-01-07
    price $103,000
26. 2025-10-22
    price $109,500
27. 2025-10-22
    price $109,500
28. 2025-10-20
    listed $125,000 New
29. 2025-10-20
    listed $125,000 Active
30. 2025-10-02
    historical
31. 2025-10-02
    historical
32. 2025-09-02
    price $109,500
33. 2025-09-02
    price $109,500
34. 2025-07-09
    price $114,500
35. 2025-07-09
    price $114,500
36. 2025-05-19
    price $119,500
37. 2025-05-19
    price $119,500
38. 2025-04-11
    listed $125,000 New
39. 2025-04-11
    listed $125,000 Active
40. 2023-09-08
    soldstatus $105,000
41. 2023-09-07
    soldstatus $105,000 Sold
42. 2023-09-07
    soldstatus $105,000 Closed
43. 2023-08-31
    historical
44. 2023-08-25
    historical Active Under Contract
45. 2023-08-23
    listed $110,000 New
46. 2023-05-01
    status Active
47. 2023-04-28
    historical Active Under Contract
48. 2023-04-17
    status Active
49. 2023-04-12
    historical Active Under Contract
50. 2023-04-05
    listed $110,000 Active

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,730
• − Mortgage interest: −$4,621
• − Property taxes: −$2,190
• − Insurance: −$412
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$4,020
• − Depreciation: −$2,400
• Taxable income: $3,769
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $3,658/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
• City population: 106,165
• 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

+79.3% since first listed

65 events — show timeline

• 2026-05-11 Price Changed $82,500 GAMLS
• 2026-05-11 Price Changed $82,500 FMLS
• 2026-05-01 Price Changed $87,500 GAMLS
• 2026-05-01 Price Changed $87,500 FMLS
• 2026-04-15 Price Changed $94,500 GAMLS
• 2026-04-08 Relisted — FMLS
• 2026-04-07 Relisted — GAMLS
• 2026-04-07 Price Changed $89,500 GAMLS
• 2026-04-03 Listing Removed — FMLS
• 2026-04-03 Listing Removed — GAMLS
• 2026-03-04 Price Changed $94,500 GAMLS
• 2026-03-04 Price Changed $94,500 FMLS
• 2026-03-04 Listed $99,500 FMLS
• 2026-03-04 Listed $99,500 GAMLS
• 2026-03-02 Price Changed $94,500 GAMLS
• 2026-03-02 Price Changed $94,500 FMLS
• 2026-03-02 Listing Removed — FMLS
• 2026-03-02 Listing Removed — GAMLS
• 2026-02-03 Price Changed $99,500 GAMLS
• 2026-02-03 Price Changed $99,500 FMLS
• 2026-01-07 Price Changed $103,000 GAMLS
• 2026-01-07 Price Changed $103,000 FMLS
• 2025-10-22 Price Changed $109,500 FMLS
• 2025-10-22 Price Changed $109,500 GAMLS
• 2025-10-20 Listed $125,000 FMLS
• 2025-10-20 Listed $125,000 GAMLS
• 2025-10-02 Listing Removed — FMLS
• 2025-10-02 Listing Removed — GAMLS
• 2025-09-02 Price Changed $109,500 GAMLS
• 2025-09-02 Price Changed $109,500 FMLS
• 2025-07-09 Price Changed $114,500 FMLS
• 2025-07-09 Price Changed $114,500 GAMLS
• 2025-05-19 Price Changed $119,500 FMLS
• 2025-05-19 Price Changed $119,500 GAMLS
• 2025-04-11 Listed $125,000 FMLS
• 2025-04-11 Listed $125,000 GAMLS
• 2023-09-08 Sold (Public Records) $105,000 Public Records
• 2023-09-07 Sold (MLS) $105,000 FMLS
• 2023-09-07 Sold (MLS) $105,000 GAMLS
• 2023-08-31 Listing Removed — GAMLS
• 2023-08-25 Contingent — FMLS
• 2023-08-23 Listed $110,000 GAMLS
• 2023-05-01 Relisted — FMLS
• 2023-04-28 Contingent — FMLS
• 2023-04-17 Relisted — FMLS
• 2023-04-12 Contingent — FMLS
• 2023-04-05 Listed $110,000 GAMLS
• 2023-04-05 Listed $110,000 FMLS
• 2023-03-06 Listing Removed — GAMLS
• 2023-02-24 Listed $111,500 GAMLS
• 2019-11-26 Listing Removed — GAMLS
• 2019-09-22 Listed $82,000 GAMLS
• 2015-11-22 Listing Removed — GAMLS
• 2015-07-21 Listed $45,000 GAMLS
• 2015-07-21 Listing Removed — GAMLS
• 2015-07-11 Listed $45,000 GAMLS
• 2013-11-05 Price Changed $14,511 GAMLS
• 2013-10-18 Sold (MLS) $14,511 GAMLS
• 2013-09-20 Pending — GAMLS
• 2013-09-12 Price Changed $14,900 GAMLS
• 2013-09-11 Contingent — GAMLS
• 2013-09-03 Relisted — GAMLS
• 2013-08-31 Listing Removed — GAMLS
• 2007-09-27 Sold (Public Records) $46,000 Public Records
• 2002-01-07 Sold (Public Records) $46,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,190 · -0.6% YoY. Source: county tax records.