3785 Soapstone Rd · Panthersville, GA 30034

$150,000

3 bd · 2.5 ba · 1,069 sqft · Townhouse public records · 76 Days on market

Built 1998 2,178 sqft lot $140/sqft · at area comps Est $157k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.2/30.0
• ARV discount +9.4/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• 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

Opportunity in Decatur featuring a 3 bedroom, 2.5 bathroom home with a functional layout and attached garage. The property offers potential for updates and customization and is conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

Key facts

• Garage
• Built 1998
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 25 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 34% 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 $4k 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 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $156,754
• List price: $150,000
• Delta: -4.31%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3785 Soapstone Rd	0.00mi	3/2.5	1,069 (0%)	0mo	$140,000	$131	100
2992 Kenville Ln	0.51mi	2/1.5 (-1)	1,052 (-2%)	15mo	$117,000	$111	52
3790 Reston Ln	0.54mi	2/1.5 (-1)	1,196 (+12%)	16mo	$164,000	$137	33

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,297
• Equity at exit: $22,365

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $9,605
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$787
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $273

Break-even live

Break-even rent $1,459

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $358	-5% $315	+0% $273	+5% $231	+10% $188
Rent	-10% $130	-5% $202	+0% $273	+5% $344	+10% $416
Rate	-1.0pp $349	-0.5pp $311	base $273	+0.5pp $234	+1.0pp $195

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.02mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	0.40mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	22d	1	0.50mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	16d	4	0.51mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	0d	1	0.54mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	0.65mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	0d	1	0.77mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	44d	1	0.80mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	1.01mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	1.01mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	1.02mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	19d	1	1.06mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	1.06mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	1.07mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	1.11mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	1.13mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	1.23mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	44d	1	1.25mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	44d	1	1.27mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	1.31mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	1288	$2,000	$1.55	44d	1	1.32mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	1.37mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	1.37mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	1.38mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	1.41mi

Listing history 17 events

1. 2026-03-13
   listed $150,000 New 358-char remark

   Show marketing remark (358 chars)

   Opportunity in Decatur featuring a 3 bedroom, 2.5 bathroom home with a functional layout and attached garage. The property offers potential for updates and customization and is conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

2. 2026-03-13
   listed $150,000 Active 358-char remark

   Show marketing remark (358 chars)

   Opportunity in Decatur featuring a 3 bedroom, 2.5 bathroom home with a functional layout and attached garage. The property offers potential for updates and customization and is conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

3. 2025-10-05
   historical $1,585
4. 2025-09-20
   price $1,585
5. 2025-09-18
   listed $1,690
6. 2021-06-16
   soldstatus $19,567,768
7. 2014-09-25
   price $34,000
8. 2014-03-20
   soldstatus $34,000 Sold
9. 2014-02-04
   status Under Contract
10. 2014-02-04
    price $36,900
11. 2014-01-25
    historical Pending Approval
12. 2014-01-21
    status Back On Market
13. 2014-01-18
    status Under Contract
14. 2014-01-10
    historical Pending Approval
15. 2014-01-02
    listed $36,900 New
16. 1998-08-06
    soldstatus $77,400
17. 1998-07-29
    soldstatus $77,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,643 · $304/mo
• Projected year-2 tax: $3,643 · $304/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 7 d/yr ≥105°F today · 17 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: $21,656
• − Mortgage interest: −$8,402
• − Property taxes: −$3,643
• − Insurance: −$750
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$4,364
• Taxable income: $1,032
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $3,028/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

+93.8% since first listed

17 events — show timeline

• 2026-03-13 Listed $150,000 FMLS
• 2026-03-13 Listed $150,000 GAMLS
• 2025-10-05 Rental Removed $1,585 RENTLY
• 2025-09-20 Price Changed $1,585 RENTLY
• 2025-09-18 Listed for Rent $1,690 RENTLY
• 2021-06-16 Sold (Public Records) $19,567,768 Public Records
• 2014-09-25 Price Changed $34,000 GAMLS
• 2014-03-20 Sold (MLS) $34,000 GAMLS
• 2014-02-04 Pending — GAMLS
• 2014-02-04 Price Changed $36,900 GAMLS
• 2014-01-25 Contingent — GAMLS
• 2014-01-21 Relisted — GAMLS
• 2014-01-18 Pending — GAMLS
• 2014-01-10 Contingent — GAMLS
• 2014-01-02 Listed $36,900 GAMLS
• 1998-08-06 Sold (Public Records) $77,400 Public Records
• 1998-07-29 Sold (Public Records) $77,400 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,643 · +0.1% YoY. Source: county tax records.