3125 Wakefield Dr · Panthersville, GA 30034

$264,900

4 bd · 2.5 ba · 2,458 sqft · SingleFamily public records · 275 Days on market

Built 1973 0.36 ac lot $108/sqft · 16% below area Est $316k · 16% 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 +14.7/15.0
• Cash flow +8.4/30.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.4% below list).
• Recommended offer: $219k (17.4% 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-, 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 41% 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 $8k 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 275 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $265k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $218,817 (17.4% 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 275 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 10.1

CMA / ARV

• ARV (median comp): $315,703
• List price: $264,900
• Delta: -16.09%
• 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
3076 Briarleaf Dr	0.14mi	3/2.5 (-1)	2,300 (-6%)	6mo	$210,000	$91	73
3090 Sherwood Oaks Ln	0.61mi	4/2.5	2,474 (+1%)	0mo	$355,000	$143	70
3717 Birchbriar Ct	0.40mi	4/2.5	2,383 (-3%)	8mo	$365,000	$153	70
3384 Southern Oaks Ct	0.58mi	4/2.5	2,505 (+2%)	3mo	$306,000	$122	68
4139 Casa Loma Dr	0.52mi	4/2.5	2,294 (-7%)	2mo	$130,000	$57	63
3180 Lamp Post Ct	0.46mi	4/3.0	2,290 (-7%)	5mo	$180,000	$79	61
4108 Casa Loma Dr	0.43mi	5/3.0 (+1)	2,590 (+5%)	6mo	$200,000	$77	59
4134 Dunmore Rd	0.56mi	4/2.0	2,344 (-5%)	8mo	$338,000	$144	57
3714 Birchbriar Ct	0.42mi	4/2.0	2,148 (-13%)	3mo	$282,000	$131	55
3302 Creekway Dr	0.72mi	4/2.5	2,550 (+4%)	6mo	$319,900	$125	55
3744 Preakness Dr	0.75mi	5/2.5 (+1)	2,220 (-10%)	6mo	$230,000	$104	38
3042 Cobb Trl	0.74mi	4/3.0	2,800 (+14%)	6mo	$360,000	$129	35

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: -23.6%
• Equity multiple: 0.20×
• Total profit: $-59,589
• Equity at exit: $39,497

10-year hold

• IRR: -20.9%
• Equity multiple: -0.05×
• Total profit: $-77,949
• Equity at exit: $22,904

Cash invested: $74,172 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$464 /mo · $5,573/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-235

Break-even live

Break-even rent $2,486

Max offer price $223,330

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-160	+0% $-235	+5% $-310	+10% $-385
Rent	-10% $-408	-5% $-322	+0% $-235	+5% $-149	+10% $-62
Rate	-1.0pp $-102	-0.5pp $-168	base $-235	+0.5pp $-304	+1.0pp $-374

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	0d	1	0.53mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	25d	1	0.74mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	44d	1	0.75mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	25d	1	0.95mi
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	14d	1	1.07mi
3491 Albatross Ct Decatur, GA	4.0	3.5	2428	$2,211	$0.91	14d	1	1.15mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	44d	1	1.15mi
3917 Leprechaun Ct Decatur, GA	4.0	2.0	2463	$2,280	$0.93	14d	1	1.26mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	18d	1	1.29mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	0d	1	1.30mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	0d	1	1.33mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	14d	1	1.35mi
2692 Paxton PL #14 Decatur, GA	3.0	2.5	1611	$2,299	$1.43	44d	1	1.39mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	16d	1	1.40mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	21d	1	1.40mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	44d	1	1.40mi
2884 Thompson Cir Decatur, GA	4.0	3.5	2868	$6,400	$2.23	25d	1	1.41mi
4282 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.43mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	12d	1	1.43mi
4292 Callum Ct Decatur, GA	3.0	2.5	1611	$2,200	$1.37	44d	1	1.44mi
3095 Riders Trl Decatur, GA	3.0	2.0	1800	$4,500	$2.50	0d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $264,900 Active 275 DOM
2. 2026-06-18
   days on market $264,900 Active 272 DOM
3. 2026-06-17
   days on market $264,900 Active 271 DOM
4. 2026-06-16
   days on market $264,900 Active 270 DOM
5. 2026-06-15
   days on market $264,900 Active 269 DOM
6. 2026-06-13
   days on market $264,900 Active 267 DOM
7. 2026-06-09
   days on market $264,900 Active 263 DOM
8. 2026-06-08
   days on market $264,900 Active 262 DOM
9. 2026-06-07
   days on market $264,900 Active 261 DOM
10. 2026-06-04
    days on market $264,900 Active 258 DOM
11. 2026-06-03
    days on market $264,900 Active 257 DOM
12. 2026-06-02
    days on market $264,900 Active 256 DOM
13. 2026-06-01
    days on market $264,900 Active 255 DOM
14. 2026-05-31
    days on market $264,900 Active 254 DOM
15. 2026-01-24
    price $264,900 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

16. 2026-01-24
    price $264,900 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

17. 2025-10-31
    status Active 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

18. 2025-10-02
    price $274,900 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

19. 2025-10-02
    price $274,900 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

20. 2025-09-24
    price $279,900 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

21. 2025-09-24
    price $279,900 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

22. 2025-09-10
    listed $284,900 New 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

23. 2025-09-10
    listed $284,900 Active 518-char remark

    Show marketing remark (518 chars)

    This charming 3-bedroom 2.5-bath home is perfect for a growing family, first-time homeowners, or investors seeking to expand their portfolio. Nestled in a quiet neighborhood, the modest home offers a functional kitchen with an eating area that looks into the family room. A separate dining room sits off the other side of the kitchen, towards the side of the home. Three full-size bedrooms with two full baths sit on the upper level. This home is the ideal starter or rental property with strong investment potential.

24. 2001-03-09
    soldstatus $132,000
25. 1980-08-14
    soldstatus $75,800

ⓘ 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: $5,573 · $464/mo
• Projected year-2 tax: $5,573 · $464/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 26% 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: $26,258
• − Mortgage interest: −$14,839
• − Property taxes: −$5,573
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$7,706
• Taxable loss: −$7,386
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-1,051/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

+249.5% since first listed

11 events — show timeline

• 2026-01-24 Price Changed $264,900 FMLS
• 2026-01-24 Price Changed $264,900 GAMLS
• 2025-10-31 Relisted — FMLS
• 2025-10-02 Price Changed $274,900 GAMLS
• 2025-10-02 Price Changed $274,900 FMLS
• 2025-09-24 Price Changed $279,900 GAMLS
• 2025-09-24 Price Changed $279,900 FMLS
• 2025-09-10 Listed $284,900 FMLS
• 2025-09-10 Listed $284,900 GAMLS
• 2001-03-09 Sold (Public Records) $132,000 Public Records
• 1980-08-14 Sold (Public Records) $75,800 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,573 · +11.3% YoY. Source: county tax records.