3575 Oakvale Rd Unit 703A · Panthersville, GA 30034

$89,990

2 bd · 2.0 ba · 1,180 sqft · Condo · 187 Days on market

Built 1974 Fair condition $76/sqft · at area comps Est $95k · at est. $14/mo HOA · 1% of rent ↓ 14% since listing

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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 +9.7/15.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your buyer into this beautiful apartment. PRICED TO SELL. Motivated seller but this is not a distressed sale. Great investment opportunity! This 2-bedroom, 2-bathroom condominium gives a strong rental potential and low-maintenance living. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence. GREAT for first-time buyers or investors. Tenant occupied at $1245montly, which makes a steady return since first day of ownership. Two assigned parking spaces. New 10yrs lithium battery smoke detectors and bathroom decorative shelf racks. Newer appliances 2025. Low taxes and low hoa. Water, sewer and garbage included.

Key facts

• $14 HOA
• 2 parking spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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-, 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: Oakview Elementary (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 668 students, 100% FRL); 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 9% at this address vs 24% district-wide (-14 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 (+2.2%/yr); 356 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.80% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.53%
• DSCR: 2.36
• GRM: 4.6

CMA / ARV

• ARV (median comp): $94,685
• List price: $89,990
• Delta: -4.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 1.99×
• Total profit: $24,955
• Equity at exit: $13,418

10-year hold

• IRR: 31.6%
• Equity multiple: 3.74×
• Total profit: $69,097
• Equity at exit: $7,781

Cash invested: $25,197 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$14
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $641

Break-even live

Break-even rent $805

Max offer price $89,990

Occupancy floor 55%

Sensitivity live

Price	-10% $703	-5% $672	+0% $641	+5% $610	+10% $579
Rent	-10% $513	-5% $577	+0% $641	+5% $705	+10% $769
Rate	-1.0pp $686	-0.5pp $664	base $641	+0.5pp $618	+1.0pp $594

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: $22,498
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	3d	1	0.05mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	17d	4	0.11mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	24d	1	0.15mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	46d	1	0.44mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	46d	1	0.45mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	21d	1	0.45mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	20d	1	0.46mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	46d	1	0.46mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	46d	1	0.54mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	46d	1	0.56mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	46d	1	0.58mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	26d	1	0.60mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	26d	1	0.63mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	1d	1	0.71mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	46d	1	0.77mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	5d	17	0.80mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	1d	1	0.84mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	46d	1	0.84mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	26d	1	0.88mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	23d	1	0.88mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	46d	1	0.89mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	26d	1	0.89mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	1d	28	0.96mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	46d	1	1.13mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	21d	1	1.13mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	1d	8	1.15mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	46d	1	1.24mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	46d	1	1.25mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	0d	50	1.29mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	23d	31	1.32mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	1d	1	1.35mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	5d	1	1.35mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	46d	1	1.49mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	46d	1	1.49mi

HOA detail condo

• Monthly dues: $14 · $168/yr
• Likely covers: watersewertrashparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $89,990 Active 187 DOM
2. 2026-06-18
   days on market $89,990 Active 184 DOM
3. 2026-06-17
   days on market $89,990 Active 183 DOM
4. 2026-06-16
   days on market $89,990 Active 182 DOM
5. 2026-06-15
   days on market $89,990 Active 181 DOM
6. 2026-06-13
   days on market $89,990 Active 179 DOM
7. 2026-06-09
   days on market $89,990 Active 175 DOM
8. 2026-06-08
   days on market $89,990 Active 174 DOM
9. 2026-06-07
   days on market $89,990 Active 173 DOM
10. 2026-06-04
    days on market $89,990 Active 170 DOM
11. 2026-06-03
    days on market $89,990 Active 169 DOM
12. 2026-06-02
    days on market $89,990 Active 168 DOM
13. 2026-06-01
    days on market $89,990 Active 167 DOM
14. 2026-05-31
    days on market $89,990 Active 166 DOM
15. 2026-05-12
    price $89,990 722-char remark

    Show marketing remark (722 chars)

    Bring your buyer into this beautiful apartment. PRICED TO SELL. Motivated seller but this is not a distressed sale. Great investment opportunity! This 2-bedroom, 2-bathroom condominium gives a strong rental potential and low-maintenance living. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence. GREAT for first-time buyers or investors. Tenant occupied at $1245montly, which makes a steady return since first day of ownership. Two assigned parking spaces. New 10yrs lithium battery smoke detectors and bathroom decorative shelf racks. Newer appliances 2025. Low taxes and low hoa. Water, sewer and garbage included.

16. 2026-04-16
    price $94,490 722-char remark

    Show marketing remark (722 chars)

    Bring your buyer into this beautiful apartment. PRICED TO SELL. Motivated seller but this is not a distressed sale. Great investment opportunity! This 2-bedroom, 2-bathroom condominium gives a strong rental potential and low-maintenance living. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence. GREAT for first-time buyers or investors. Tenant occupied at $1245montly, which makes a steady return since first day of ownership. Two assigned parking spaces. New 10yrs lithium battery smoke detectors and bathroom decorative shelf racks. Newer appliances 2025. Low taxes and low hoa. Water, sewer and garbage included.

17. 2026-03-10
    price $98,490 722-char remark

    Show marketing remark (722 chars)

    Bring your buyer into this beautiful apartment. PRICED TO SELL. Motivated seller but this is not a distressed sale. Great investment opportunity! This 2-bedroom, 2-bathroom condominium gives a strong rental potential and low-maintenance living. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence. GREAT for first-time buyers or investors. Tenant occupied at $1245montly, which makes a steady return since first day of ownership. Two assigned parking spaces. New 10yrs lithium battery smoke detectors and bathroom decorative shelf racks. Newer appliances 2025. Low taxes and low hoa. Water, sewer and garbage included.

18. 2026-01-25
    price $98,990 722-char remark

    Show marketing remark (722 chars)

    Bring your buyer into this beautiful apartment. PRICED TO SELL. Motivated seller but this is not a distressed sale. Great investment opportunity! This 2-bedroom, 2-bathroom condominium gives a strong rental potential and low-maintenance living. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence. GREAT for first-time buyers or investors. Tenant occupied at $1245montly, which makes a steady return since first day of ownership. Two assigned parking spaces. New 10yrs lithium battery smoke detectors and bathroom decorative shelf racks. Newer appliances 2025. Low taxes and low hoa. Water, sewer and garbage included.

19. 2025-12-16
    listed $104,990 New 722-char remark

    Show marketing remark (722 chars)

    Bring your buyer into this beautiful apartment. PRICED TO SELL. Motivated seller but this is not a distressed sale. Great investment opportunity! This 2-bedroom, 2-bathroom condominium gives a strong rental potential and low-maintenance living. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence. GREAT for first-time buyers or investors. Tenant occupied at $1245montly, which makes a steady return since first day of ownership. Two assigned parking spaces. New 10yrs lithium battery smoke detectors and bathroom decorative shelf racks. Newer appliances 2025. Low taxes and low hoa. Water, sewer and garbage included.

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

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 · 19 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: $19,396
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − HOA: −$168
• − Depreciation: −$2,618
• Taxable income: $6,666
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $6,092/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bathroom condo requires moderate repairs and updates to improve its condition and value. Painting, updating cabinets, and replacing fixtures are key areas for investment.

Repairs flagged

• Minor Kitchen cabinets — Cabinets may need updating or touch-up paint.
• Minor Bathroom paint — Paint may need touch-ups or fresh paint job.
• Minor Carpet cleaning — Carpet may need cleaning to improve appearance.
• Minor Window cleaning — Windows may need cleaning to improve appearance.
• Minor Exterior cleaning — Exterior siding may need cleaning to improve appearance.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and value for both resale and rental.
• Both New flooring — Fresh carpet or tile improves appearance and value for both resale and rental.
• Both New bathroom fixtures — Modern fixtures improve appearance and value for both resale and rental.
• Both Landscaping and curb appeal — Enhances curb appeal and can increase property value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets may need updating or touch-up paint.	Minor	$500–3,000
Bathroom paint · Paint may need touch-ups or fresh paint job.	Minor	$500–3,000
Carpet cleaning · Carpet may need cleaning to improve appearance.	Minor	$500–3,000
Window cleaning · Windows may need cleaning to improve appearance.	Minor	$500–3,000
Exterior cleaning · Exterior siding may need cleaning to improve appearance.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and value for both resale and rental. ↑
• Both New flooring — Fresh carpet or tile improves appearance and value for both resale and rental. ↑
• Both New bathroom fixtures — Modern fixtures improve appearance and value for both resale and rental. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and can increase property value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.3% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $89,990 GAMLS
• 2026-04-16 Price Changed $94,490 GAMLS
• 2026-03-10 Price Changed $98,490 GAMLS
• 2026-01-25 Price Changed $98,990 GAMLS
• 2025-12-16 Listed $104,990 GAMLS