3506 Sleeping Fawn Knls · Panthersville, GA 30034

$69,999

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 83 Days on market

Built 1974 $69/sqft · 34% below area Est $105k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Bring all offers! CASH ONLY! Tenant-occupied for over 5 years paying $925/month This 1-bedroom and 1.5-bathroom unit offers an incredible opportunity for investors or future homeowners. Own for significantly less than the cost of rent or keep it as a high-performing rental generating up to a 20% annual return, truly a cash-flowing asset with no rental restrictions! Enjoy a low condo fee and strong upside potential. Prime location with easy access to Decatur, Atlanta, I-285, I-20, and nearby shopping.

Key facts

• Easy access
• Low condo fee
• Cash flowing asset

Tags

• CASH FLOWING ASSET
• LOW CONDO FEE
• PRIME LOCATION
• EASY ACCESS

🏷️ Possibly a rental listed for sale. The $69,999 price doesn't fit this home's estimated sale value (~$105,269) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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); 355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.34% ✓
• Cap rate: 19.66%
• Cash-on-cash: 47.75%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

• ARV (median comp): $105,269
• List price: $69,999
• Delta: -33.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.3%
• Equity multiple: 2.89×
• Total profit: $37,034
• Equity at exit: $10,437

10-year hold

• IRR: 49.8%
• Equity multiple: 5.64×
• Total profit: $90,980
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$367
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $780

Break-even live

Break-even rent $649

Max offer price $69,999

Occupancy floor 47%

Sensitivity live

Price	-10% $820	-5% $800	+0% $780	+5% $760	+10% $740
Rent	-10% $651	-5% $715	+0% $780	+5% $845	+10% $909
Rate	-1.0pp $815	-0.5pp $798	base $780	+0.5pp $762	+1.0pp $743

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.16mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.23mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.24mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.27mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.35mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.50mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.53mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	44d	1	0.54mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.58mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.64mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.64mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.67mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	0.68mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	19d	1	0.72mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.72mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	0d	28	0.74mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	0.86mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	21d	31	0.89mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	0.90mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	5d	1	0.91mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	0d	1	0.95mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	44d	1	0.99mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	44d	1	1.00mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	44d	1	1.00mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	1.07mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	44d	1	1.09mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	16d	4	1.09mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,483	$1.34	0d	18	1.09mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	1.09mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.09mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	0d	1	1.09mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	1.16mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	23d	1	1.17mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	3d	51	1.19mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	44d	1	1.20mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.34mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	23d	1	1.38mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	0d	27	1.44mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	25d	1	1.46mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	3d	11	1.46mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-21
   days on market $69,999 Active 83 DOM
2. 2026-06-18
   days on market $69,999 Active 80 DOM
3. 2026-06-17
   days on market $69,999 Active 79 DOM
4. 2026-06-16
   days on market $69,999 Active 78 DOM
5. 2026-06-15
   days on market $69,999 Active 77 DOM
6. 2026-06-13
   days on market $69,999 Active 75 DOM
7. 2026-06-09
   days on market $69,999 Active 71 DOM
8. 2026-06-08
   days on market $69,999 Active 70 DOM
9. 2026-06-07
   days on market $69,999 Active 69 DOM
10. 2026-06-04
    days on market $69,999 Active 66 DOM
11. 2026-06-03
    days on market $69,999 Active 65 DOM
12. 2026-06-02
    days on market $69,999 Active 64 DOM
13. 2026-06-01
    days on market $69,999 Active 63 DOM
14. 2026-05-31
    days on market $69,999 Active 62 DOM
15. 2026-03-30
    listed $69,999 New 508-char remark

    Show marketing remark (505 chars)

    Bring all offers! CASH ONLY! Tenant-occupied for over 5 years paying $925/month This 1-bedroom and 1.5-bathroom unit offers an incredible opportunity for investors or future homeowners. Own for significantly less than the cost of rent or keep it as a high-performing rental generating up to a 20% annual return, truly a cash-flowing asset with no rental restrictions! Enjoy a low condo fee and strong upside potential. Prime location with easy access to Decatur, Atlanta, I-285, I-20, and nearby shopping.

16. 2026-03-30
    listed $69,999 Active 505-char remark

    Show marketing remark (505 chars)

    Bring all offers! CASH ONLY! Tenant-occupied for over 5 years paying $925/month This 1-bedroom and 1.5-bathroom unit offers an incredible opportunity for investors or future homeowners. Own for significantly less than the cost of rent or keep it as a high-performing rental generating up to a 20% annual return, truly a cash-flowing asset with no rental restrictions! Enjoy a low condo fee and strong upside potential. Prime location with easy access to Decatur, Atlanta, I-285, I-20, and nearby shopping.

17. 2023-03-27
    soldstatus $60,000
18. 2023-03-22
    soldstatus $60,000 Closed
19. 2023-03-22
    soldstatus $60,000 Sold
20. 2023-03-11
    status Pending
21. 2023-03-04
    historical Active Under Contract
22. 2023-03-04
    historical Active Under Contract
23. 2023-02-16
    status Back On Market
24. 2023-02-16
    status Active
25. 2023-02-01
    status Under Contract
26. 2023-02-01
    historical Active Under Contract
27. 2023-01-19
    status Back On Market
28. 2023-01-19
    status Active
29. 2023-01-10
    status Pending
30. 2023-01-03
    historical Active Under Contract
31. 2023-01-03
    historical Active Under Contract
32. 2022-12-19
    listed $60,000 Active
33. 2022-12-19
    listed $60,000 New
34. 2021-04-01
    soldstatus $30,000
35. 1981-05-22
    soldstatus $32,000

ⓘ 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: $1,398 · $117/mo
• Projected year-2 tax: $1,398 · $117/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $19,636
• − Mortgage interest: −$3,921
• − Property taxes: −$1,398
• − Insurance: −$350
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$2,036
• Taxable income: $8,789
• Est. tax owed @ 24.0%: −$2,109
• After-tax cash flow: $7,250/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

+118.7% since first listed

21 events — show timeline

• 2026-03-30 Listed $69,999 FMLS
• 2026-03-30 Listed $69,999 GAMLS
• 2023-03-27 Sold (Public Records) $60,000 Public Records
• 2023-03-22 Sold (MLS) $60,000 GAMLS
• 2023-03-22 Sold (MLS) $60,000 FMLS
• 2023-03-11 Pending — FMLS
• 2023-03-04 Contingent — GAMLS
• 2023-03-04 Contingent — FMLS
• 2023-02-16 Relisted — GAMLS
• 2023-02-16 Relisted — FMLS
• 2023-02-01 Pending — GAMLS
• 2023-02-01 Contingent — FMLS
• 2023-01-19 Relisted — GAMLS
• 2023-01-19 Relisted — FMLS
• 2023-01-10 Pending — FMLS
• 2023-01-03 Contingent — GAMLS
• 2023-01-03 Contingent — FMLS
• 2022-12-19 Listed $60,000 GAMLS
• 2022-12-19 Listed $60,000 FMLS
• 2021-04-01 Sold (Public Records) $30,000 Public Records
• 1981-05-22 Sold (Public Records) $32,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,398 · -1.3% YoY. Source: county tax records.