3148 Nectarine Cir · Panthersville, GA 30034

$60,000

2 bd · 1.5 ba · 1,218 sqft · Condo public records · 191 Days on market

Built 1973 $49/sqft · 44% below area Est $107k · 44% under $431/mo HOA · 29% of rent

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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

Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

Key facts

• $431 HOA
• 2 parking spots
• Built 1973

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$106,993) 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 $60k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 29% of rent.
• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.52% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 3.3

CMA / ARV

• ARV (median comp): $106,993
• List price: $60,000
• Delta: -43.92%
• 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: 7.8%
• Equity multiple: 1.30×
• Total profit: $5,070
• Equity at exit: $8,946

10-year hold

• IRR: 16.1%
• Equity multiple: 2.25×
• Total profit: $21,035
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$315
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$25
• HOA: −$431
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $246

Break-even live

Break-even rent $1,200

Max offer price $60,000

Occupancy floor 79%

Sensitivity live

Price	-10% $280	-5% $263	+0% $246	+5% $229	+10% $212
Rent	-10% $127	-5% $186	+0% $246	+5% $306	+10% $366
Rate	-1.0pp $276	-0.5pp $261	base $246	+0.5pp $231	+1.0pp $215

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	0.03mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	45d	1	0.06mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	22d	31	0.17mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	0d	28	0.21mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	0.23mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	0.23mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	3d	51	0.32mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	0.38mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	5d	1	0.46mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	0d	27	0.57mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	0.58mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	3d	11	0.59mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	45d	1	0.59mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	45d	1	0.68mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	22d	1	0.68mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.69mi
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	45d	1	0.72mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	45d	1	0.74mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	45d	1	0.75mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	45d	1	0.76mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	45d	1	0.77mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	45d	1	0.77mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	20d	1	0.79mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	45d	1	0.80mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	45d	1	0.82mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.90mi
2889 Panthersville Rd Decatur, GA	1.0	1.0	750	$924	$1.23	16d	17	0.98mi
2889 Panthersville Rd Unit 93J Decatur, GA	1.0	1.0	750	$949	$1.27	6d	1	0.98mi
2889 Panthersville Rd Unit 99L Decatur, GA	1.0	1.0	750	$949	$1.27	20d	1	0.98mi
2889 Panthersville Rd Unit 99K Decatur, GA	1.0	1.0	750	$899	$1.20	25d	1	0.98mi
2889 Panthersville Rd Unit 95C Decatur, GA	1.0	1.0	750	$899	$1.20	6d	1	0.98mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	22d	1	1.02mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	45d	1	1.09mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	1.15mi
3379 Flat Shoals Rd Decatur, GA	2.0	2.5	1230	$1,512	$1.23	3d	9	1.22mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	16d	4	1.27mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	23d	1	1.28mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	23d	1	1.31mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	45d	1	1.37mi

HOA detail condo

• Monthly dues: $431 · $5,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $60,000 Active 191 DOM
2. 2026-06-18
   days on market $60,000 Active 188 DOM
3. 2026-06-17
   days on market $60,000 Active 187 DOM
4. 2026-06-16
   days on market $60,000 Active 186 DOM
5. 2026-06-15
   days on market $60,000 Active 185 DOM
6. 2026-06-13
   days on market $60,000 Active 183 DOM
7. 2026-06-09
   days on market $60,000 Active 179 DOM
8. 2026-06-08
   days on market $60,000 Active 178 DOM
9. 2026-06-07
   pricedays on market $60,000 Active 177 DOM
10. 2026-06-04
    days on market $67,999 Active 174 DOM
11. 2026-06-03
    days on market $67,999 Active 173 DOM
12. 2026-06-02
    days on market $67,999 Active 172 DOM
13. 2026-06-01
    days on market $67,999 Active 171 DOM
14. 2026-05-31
    days on market $67,999 Active 170 DOM
15. 2026-05-16
    status Back On Market 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

16. 2026-05-15
    historical 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

17. 2026-05-11
    price $67,999 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

18. 2026-05-11
    price $67,999 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

19. 2026-04-13
    status Active 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

20. 2026-04-13
    price $74,999 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

21. 2026-04-13
    price $74,999 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

22. 2026-04-01
    historical 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

23. 2026-03-10
    price $79,000 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

24. 2026-03-10
    price $79,000 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

25. 2025-12-19
    status Active 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

26. 2025-12-19
    status Price Change 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

27. 2025-12-19
    price $85,000 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

28. 2025-12-19
    price $85,000 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

29. 2025-10-30
    status Pending 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

30. 2025-10-30
    status Under Contract 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

31. 2025-10-11
    listed $100,000 Active 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

32. 2025-10-10
    historical $100,000 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

33. 2025-10-10
    price $100,000 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

34. 2025-10-10
    status Back On Market 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

35. 2025-10-06
    historical 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

36. 2025-10-06
    historical

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

37. 2025-09-06
    listed $110,000 Active
38. 2025-09-06
    historical
39. 2025-08-25
    listed $110,000 New 402-char remark

    Show marketing remark (402 chars)

    Well-maintained 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, with only 13 minutes to Downtown Atlanta. Upgraded downstairs bathroom. Tenant-occupied with reliable 6-year renter now on month-to-month ($1,000-$1,100/month). No rental restrictions/cap, and great for investors or first-time buyers. Sold AS-IS. Do not disturb the tenant-24-hr notice required.

40. 2005-07-26
    soldstatus $53,000
41. 1989-06-29
    soldstatus $25,000
42. 1983-04-14
    soldstatus $27,000

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 1/10 Low
• 🌡 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: $18,140
• − Mortgage interest: −$3,361
• − Property taxes: −$2,129
• − Insurance: −$300
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − HOA: −$5,172
• − Depreciation: −$1,745
• Taxable income: $2,530
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $2,347/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

+151.8% since first listed

28 events — show timeline

• 2026-05-16 Relisted — GAMLS
• 2026-05-15 Listing Removed — GAMLS
• 2026-05-11 Price Changed $67,999 FMLS
• 2026-05-11 Price Changed $67,999 GAMLS
• 2026-04-13 Relisted — FMLS
• 2026-04-13 Price Changed $74,999 FMLS
• 2026-04-13 Price Changed $74,999 GAMLS
• 2026-04-01 Listing Removed — FMLS
• 2026-03-10 Price Changed $79,000 FMLS
• 2026-03-10 Price Changed $79,000 GAMLS
• 2025-12-19 Relisted — FMLS
• 2025-12-19 Relisted — GAMLS
• 2025-12-19 Price Changed $85,000 FMLS
• 2025-12-19 Price Changed $85,000 GAMLS
• 2025-10-30 Pending — FMLS
• 2025-10-30 Pending — GAMLS
• 2025-10-11 Listed $100,000 FMLS
• 2025-10-10 Coming Soon $100,000 FMLS
• 2025-10-10 Price Changed $100,000 GAMLS
• 2025-10-10 Relisted — GAMLS
• 2025-10-06 Listing Removed — FMLS
• 2025-10-06 Listing Removed — GAMLS
• 2025-09-06 Listed $110,000 FMLS
• 2025-09-06 Coming Soon — FMLS
• 2025-08-25 Listed $110,000 GAMLS
• 2005-07-26 Sold (Public Records) $53,000 Public Records
• 1989-06-29 Sold (Public Records) $25,000 Public Records
• 1983-04-14 Sold (Public Records) $27,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,129 · -4.5% YoY. Source: county tax records.