3098 Robindale Rd · Panthersville, GA 30034

$224,900

3 bd · 2.0 ba · 1,571 sqft · SingleFamily public records · 50 Days on market

Built 1967 0.44 ac lot $143/sqft · 28% below area Est $314k · 28% under

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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 +10.7/30.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovely ranch home located in an established, quiet neighborhood with convenient access to schools, shopping, and everyday amenities. This home offers a spacious layout, large lot, and plenty of potential for the savvy buyer. Some updates are needed, making this a great opportunity to add your personal touch and create value. A wonderful option for buyers looking for a home with solid potential in a desirable location.

Key facts

• 0.44 acre lot
• Built 1967
• Listed 50 days

Property features AI

Finance

• Other: Lot roughly 0.44 acre; Approx. 1,571 above-grade square feet (public records)
• HOA & community: No HOA

Exterior

• Parking: Attached carport
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; Resale; Built in 1967; Facing/entry level not specified
• Construction: Brick construction; Composition roof; Other structure type
• Exterior features: Backyard with chain link fence; Sloped lot

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Family room; Full basement; Fireplace (1)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.7% below list).
• Recommended offer: $185k (17.7% below list) — sets the bar for 1% rule.

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: Bob Mathis Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 373 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 356 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% 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 $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 50 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $225k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $185,011 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.82% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $314,289
• List price: $224,900
• Delta: -28.44%
• 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
3865 Boring Rd	0.39mi	3/2.0	1,516 (-4%)	2mo	$161,000	$106	75
2873 Leisure Springs Cir	0.74mi	3/2.0	1,628 (+4%)	1mo	$305,000	$187	59
2881 Sunset Ct	0.65mi	3/2.5	1,488 (-5%)	4mo	$310,000	$208	55
2868 Cocklebur Cove Ct	0.59mi	3/2.0	1,478 (-6%)	13mo	$235,000	$159	52
4010 Boring Rd	0.70mi	4/2.0 (+1)	1,467 (-7%)	1mo	$332,000	$226	51
2884 Grand Pines Ct	0.57mi	3/2.5	1,727 (+10%)	6mo	$297,000	$172	50
3774 Aristides Ln	0.56mi	3/2.0	1,770 (+13%)	9mo	$250,000	$141	45
3512 Lynview Ct W	0.51mi	4/2.0 (+1)	1,738 (+11%)	12mo	$250,000	$144	43
3900 Artist Vw	0.53mi	4/2.0 (+1)	1,800 (+15%)	4mo	$223,000	$124	42
2872 Leisure Springs Cir	0.72mi	4/2.0 (+1)	1,409 (-10%)	3mo	$205,000	$145	42
3419 Wesley Chapel Rd	0.60mi	4/2.0 (+1)	1,760 (+12%)	15mo	$220,000	$125	34
3909 Veracruz Dr	0.67mi	3/3.5	1,793 (+14%)	16mo	$370,000	$206	26

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-44,832
• Equity at exit: $33,533

10-year hold

• IRR: -15.8%
• Equity multiple: 0.14×
• Total profit: $-53,897
• Equity at exit: $19,445

Cash invested: $62,972 (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: 356
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$297 /mo · $3,564/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-109

Break-even live

Break-even rent $1,987

Max offer price $205,730

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-45	+0% $-109	+5% $-172	+10% $-236
Rent	-10% $-255	-5% $-182	+0% $-109	+5% $-35	+10% $38
Rate	-1.0pp $5	-0.5pp $-51	base $-109	+0.5pp $-167	+1.0pp $-226

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	24d	1	0.10mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	45d	1	0.29mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	26d	1	0.32mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	45d	1	0.34mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	26d	1	0.53mi
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	14d	1	0.75mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	45d	1	0.88mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	0.93mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	18d	1	0.96mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	1d	1	0.96mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	22d	1	0.96mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	22d	1	0.97mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	45d	1	0.97mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	13d	1	0.99mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	1.07mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	22d	31	1.16mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	1.18mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	17d	1	1.21mi
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	45d	1	1.29mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	1.29mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	5d	1	1.30mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	1.30mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	1.30mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	1.30mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	45d	1	1.30mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	1.30mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	1.30mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	20d	1	1.30mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	1d	1	1.33mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.33mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	1.35mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	7d	1	1.36mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	45d	1	1.36mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	45d	1	1.37mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	45d	1	1.38mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	45d	1	1.39mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	45d	1	1.40mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	22d	1	1.41mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	45d	1	1.42mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	22d	1	1.43mi

Listing history 16 events

1. 2026-06-21
   days on market $224,900 Active 50 DOM
2. 2026-06-18
   days on market $224,900 Active 47 DOM
3. 2026-06-17
   days on market $224,900 Active 46 DOM
4. 2026-06-16
   days on market $224,900 Active 45 DOM
5. 2026-06-15
   days on market $224,900 Active 44 DOM
6. 2026-06-13
   pricedays on market $224,900 Active 42 DOM
7. 2026-06-09
   days on market $229,900 Active 38 DOM
8. 2026-06-08
   days on market $229,900 Active 37 DOM
9. 2026-06-07
   statusdays on market $229,900 Active 36 DOM
10. 2026-06-04
    days on market $229,900 Price Change 33 DOM
11. 2026-06-03
    days on market $229,900 Price Change 32 DOM
12. 2026-06-02
    pricestatusdays on market $229,900 Price Change 31 DOM
13. 2026-06-01
    days on market $239,000 Active 30 DOM
14. 2026-05-31
    days on market $239,000 Active 29 DOM
15. 2026-05-02
    listed $239,000 New 421-char remark
16. 1981-08-03
    soldstatus $57,549

ⓘ 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: $3,564 · $297/mo
• Projected year-2 tax: $3,564 · $297/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 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,201
• − Mortgage interest: −$12,598
• − Property taxes: −$3,564
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,543
• Taxable loss: −$5,180
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $-59/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

+290.8% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $224,900 GAMLS
• 2026-06-02 Price Changed $229,900 GAMLS
• 2026-05-02 Listed $239,000 GAMLS
• 1981-08-03 Sold (Public Records) $57,549 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,564 · -6.9% YoY. Source: county tax records.