2729 Cedar Trace Dr · Panthersville, GA 30294

$234,900

4 bd · 2.5 ba · 2,034 sqft · SingleFamily public records · 29 Days on market

Built 1997 0.28 ac lot $115/sqft · 19% below area Est $290k · 19% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 1990s ranch-style home tucked away in the quiet Cedar Trace community. Offering a low-maintenance lifestyle, this 4-bedroom, 2.5-bathroom residence features a sensible one-level floor plan perfect for easy accessibility. The heart of the home is a bright living area anchored by a cozy fireplace, flowing seamlessly into the kitchen and dining spaces. The master-on-main suite provides a private retreat, while two additional bedrooms offer flexibility for guests or a home office. Situated on a level 0.30-acre lot with a private backyard and an attached two-car garage, this home provides a solid blend of comfort and convenience in a well-established neighborhood.

Key facts

• Master on main suite
• Bright living area
• Private backyard

Tags

• CEDAR TRACE COMMUNITY
• ONE LEVEL FLOOR PLAN
• BRIGHT LIVING AREA
• COZY FIREPLACE
• MASTER ON MAIN SUITE
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: No HOA; No community features

Exterior

• Parking: Attached garage with room for 2 cars
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; House; Built in 1997
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Two levels; Family room fireplace; Separate dining room; Resale condition; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $24 ($282/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (4.3% below list).
• Recommended offer: $225k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Panthersville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#180 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: 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 fast (+4.6%/yr); 254 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); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $122k; list at $235k implies a 92% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,714 (4.3% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (median comp): $289,867
• List price: $234,900
• Delta: -18.96%
• 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
2900 River Ridge Hl	0.44mi	4/2.5	2,047 (+1%)	6mo	$227,500	$111	73
3751 Summit Trce	0.27mi	4/2.5	1,848 (-9%)	3mo	$320,000	$173	70
2600 Waterfall Ct	0.32mi	3/2.5 (-1)	1,912 (-6%)	0mo	$229,900	$120	70
2872 River Ridge Hl	0.45mi	4/2.5	1,898 (-7%)	3mo	$259,000	$136	66
2704 River Summit Ln	0.36mi	3/2.5 (-1)	1,918 (-6%)	4mo	$253,225	$132	66
3550 Willow Tree Trce	0.57mi	4/2.5	1,910 (-6%)	0mo	$275,000	$144	63
3832 River Ridge Ct	0.47mi	5/3.0 (+1)	2,138 (+5%)	4mo	$243,000	$114	60
3822 River Ridge Ct	0.48mi	4/2.5	1,806 (-11%)	6mo	$250,000	$138	54
3624 Summit Pnes	0.39mi	5/3.0 (+1)	2,275 (+12%)	4mo	$296,000	$130	52
3870 River Ridge Ct	0.52mi	4/2.5	2,296 (+13%)	6mo	$325,000	$142	50
3565 River Birch Trl	0.54mi	3/2.5 (-1)	2,298 (+13%)	4mo	$276,000	$120	45
2867 Oakvale Falls Dr	0.59mi	3/2.5 (-1)	2,320 (+14%)	3mo	$285,100	$123	41

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-32,872
• Equity at exit: $35,024

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-11,064
• Equity at exit: $20,310

Cash invested: $65,772 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 254
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$422 /mo · $5,064/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $24

Break-even live

Break-even rent $2,217

Max offer price $234,900

Occupancy floor 94%

Sensitivity live

Price	-10% $156	-5% $90	+0% $24	+5% $-43	+10% $-109
Rent	-10% $-154	-5% $-65	+0% $24	+5% $112	+10% $201
Rate	-1.0pp $142	-0.5pp $83	base $24	+0.5pp $-37	+1.0pp $-99

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	25d	1	0.14mi
3784 River Lake Shr Ellenwood, GA	3.0	2.0	1775	$1,900	$1.07	21d	1	0.38mi
2627 Tolliver Dr Unit A11 Ellenwood, GA	4.0	3.0	2650	$1,644	$0.62	44d	1	0.39mi
2526 Riverwood Spg Ellenwood, GA	4.0	3.0	2354	$2,460	$1.05	25d	1	0.48mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	0.51mi
3581 Oakvale Falls Ct Decatur, GA	3.0	2.5	1998	$2,080	$1.04	44d	1	0.54mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	23d	1	0.61mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$2,150	$1.56	16d	4	0.63mi
2943 Duncan Pl Decatur, GA	4.0	2.5	2168	$2,800	$1.29	44d	1	0.65mi
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	44d	1	0.69mi
2419 Broad River Pl Ellenwood, GA	4.0	3.0	2056	$2,431	$1.18	0d	1	0.73mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	6d	1	0.74mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	0d	1	0.74mi
3075 Dogwood Ave Decatur, GA	4.0	2.5	1902	$2,270	$1.19	6d	1	0.75mi
2616 Micah Dr Ellenwood, GA	4.0	2.0	2011	$1,985	$0.99	44d	1	0.76mi
2424 Broad River Pl Ellenwood, GA	4.0	2.5	2056	$2,250	$1.09	25d	1	0.76mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	0.76mi
3644 Gray Birch Dr Decatur, GA	3.0	2.0	1860	$2,000	$1.08	21d	1	0.86mi
3075 Oakvale Hts Decatur, GA	3.0	2.5	1810	$2,120	$1.17	13d	1	0.92mi
3828 Landgraf Cv Decatur, GA	3.0	2.0	1548	$2,073	$1.34	6d	1	0.97mi
4023 Riverside Pkwy Decatur, GA	4.0	3.0	1870	$2,090	$1.12	44d	1	1.03mi
3791 Landgraf Cv Decatur, GA	3.0	2.5	2372	$2,270	$0.96	4d	1	1.05mi
2269 Sage Pl Ellenwood, GA	3.0	1.5	3000	$5,000	$1.67	6d	1	1.10mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	44d	1	1.12mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	44d	1	1.14mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	2300	$1,975	$0.86	5d	1	1.19mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	1.20mi
3328 River Run Trl Decatur, GA	3.0	2.0	1665	$1,981	$1.19	2d	1	1.23mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	1.24mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	23d	1	1.24mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	1.25mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	5d	1	1.29mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	1.30mi
3531 Weathered Wood Dr Ellenwood, GA	3.0	2.0	2151	$2,290	$1.06	17d	1	1.32mi
2882 Ward Lake Way Ellenwood, GA	3.0	2.5	1685	$1,676	$0.99	44d	1	1.33mi
3091 Orbit Cir Ellenwood, GA	5.0	5.5	1975	$1,600	$0.81	13d	1	1.34mi
3097 Orbit Cir Unit A11 Ellenwood, GA	5.0	2.0	1958	$1,750	$0.89	44d	1	1.35mi
3060 Orbit Cir Ellenwood, GA	3.0	2.0	1916	$1,789	$0.93	2d	1	1.35mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	1.37mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	6d	1	1.42mi

Listing history 4 events

1. 2026-04-24
   listed $234,900 New 692-char remark
2. 2012-08-28
   historical
3. 2012-08-21
   listed $48,000 New
4. 2009-02-13
   soldstatus $122,100

ⓘ 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: $5,064 · $422/mo
• Projected year-2 tax: $5,064 · $422/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 5/10 Major 6 d/yr ≥105°F today · 16 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: $26,966
• − Mortgage interest: −$13,158
• − Property taxes: −$5,064
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$6,833
• Taxable loss: −$3,579
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $1,141/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: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+92.4% since first listed

5 events — show timeline

• 2026-05-24 Pending — GAMLS
• 2026-04-24 Listed $234,900 GAMLS
• 2012-08-28 Listing Removed — GAMLS
• 2012-08-21 Listed $48,000 GAMLS
• 2009-02-13 Sold (Public Records) $122,100 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,064 · +13.4% YoY. Source: county tax records.