3822 Conley Downs Ln · Panthersville, GA 30034

$231,100

5 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 56 Days on market

Built 1989 9,583 sqft lot $134/sqft · 21% below area Est $292k · 21% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• 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

Spacious 2-story home featuring 5 bedrooms, 2 bathrooms, and a functional layout with plenty of room for everyday living and entertaining. The main living area offers comfortable gathering space, while the kitchen provides ample cabinet and counter space with easy access to the dining area. Generous bedrooms offer flexibility for guests, home office, or hobby space. The primary suite provides a private retreat. Enjoy the backyard with space to relax, play, or create your ideal outdoor setting. Great opportunity to make this home your own.

Key facts

• Private retreat
• Backyard space
• 9,583 sq ft lot

Tags

• EASY ACCESS TO DINING AREA
• PRIVATE RETREAT
• BACKYARD SPACE

Property features AI

Exterior

• Parking: Attached garage; Driveway parking; Garage parking; Total of 2 parking spaces (1 garage space); Open parking available
• Utilities: Water source: Other; Electric: Other; Sewer: Other; Utilities: Other
• Home design: Two levels; Resale condition
• Construction: Vinyl siding; Composition roof; Block foundation
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen features: Other
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; One lower-level bedroom; Bedroom features: Other
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One main-level bathroom; One upper-level full bathroom; Master bathroom: None
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: One fireplace in the living room; No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $231k).
• Recommended offer: $224k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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 11% at this address vs 24% district-wide (-12 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); 353 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

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 56 days — a 3% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $231k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; 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 $224,167 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.07% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $291,856
• List price: $231,100
• Delta: -20.82%
• 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
3822 River Ridge Ct	0.26mi	4/2.5 (-1)	1,806 (+5%)	6mo	$250,000	$138	68
2872 River Ridge Hl	0.39mi	4/2.5 (-1)	1,898 (+10%)	3mo	$259,000	$136	56
3237 River Mist Cv	0.53mi	4/2.0 (-1)	1,732 (+1%)	19mo	$272,500	$157	53
3716 Cress Way Dr	0.70mi	4/2.5 (-1)	1,669 (-3%)	4mo	$170,000	$102	52
2919 Riverwalk Cv	0.30mi	4/2.5 (-1)	1,915 (+11%)	16mo	$289,000	$151	47
3644 River Ridge Ct	0.42mi	4/2.5 (-1)	1,641 (-5%)	23mo	$301,000	$183	46
3730 Warriors Path	0.72mi	4/2.5 (-1)	1,856 (+8%)	2mo	$260,000	$140	44
4029 Riverside Pkwy	0.32mi	4/3.5 (-1)	1,870 (+9%)	20mo	$260,000	$139	43
3154 Kings Glen Dr	0.75mi	4/2.5 (-1)	1,976 (+15%)	0mo	$220,700	$112	33
4121 Conley Pond Ct	0.44mi	4/2.0 (-1)	1,473 (-14%)	22mo	$240,000	$163	32
3359 River Run Trl	0.56mi	4/3.0 (-1)	1,873 (+9%)	23mo	$235,000	$125	31
2936 Cedar Trace Dr	0.65mi	4/2.5 (-1)	1,928 (+12%)	16mo	$299,000	$155	29

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-29,289
• Equity at exit: $34,458

10-year hold

• IRR: -4.9%
• Equity multiple: 0.69×
• Total profit: $-20,119
• Equity at exit: $19,981

Cash invested: $64,708 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,474 high
• Mortgage (P&I): −$1,212
• Tax from tax record: −$433 /mo · $5,200/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $157

Break-even live

Break-even rent $2,275

Max offer price $231,100

Occupancy floor 89%

Sensitivity live

Price	-10% $288	-5% $223	+0% $157	+5% $92	+10% $27
Rent	-10% $-38	-5% $60	+0% $157	+5% $255	+10% $353
Rate	-1.0pp $274	-0.5pp $216	base $157	+0.5pp $97	+1.0pp $37

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: $57,775
• Closing costs: $6,933
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3075 Dogwood Ave Decatur, GA	4.0	2.5	1902	$2,270	$1.19	5d	1	0.25mi
4023 Riverside Pkwy Decatur, GA	4.0	3.0	1870	$2,090	$1.12	44d	1	0.33mi
2943 Duncan Pl Decatur, GA	4.0	2.5	2168	$2,800	$1.29	44d	1	0.46mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$2,150	$1.56	16d	4	0.64mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	5d	1	0.68mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	44d	1	1.04mi
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	44d	1	1.41mi
2419 Broad River Pl Ellenwood, GA	4.0	3.0	2056	$2,431	$1.18	0d	1	1.46mi
2424 Broad River Pl Ellenwood, GA	4.0	2.5	2056	$2,250	$1.09	25d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $231,100 Active 56 DOM
2. 2026-06-17
   days on market $231,100 Active 55 DOM
3. 2026-06-16
   days on market $231,100 Active 54 DOM
4. 2026-06-15
   days on market $231,100 Active 53 DOM
5. 2026-06-13
   days on market $231,100 Active 51 DOM
6. 2026-06-09
   days on market $231,100 Active 47 DOM
7. 2026-06-08
   days on market $231,100 Active 46 DOM
8. 2026-06-07
   days on market $231,100 Active 45 DOM
9. 2026-06-04
   days on market $231,100 Active 42 DOM
10. 2026-06-03
    days on market $231,100 Active 41 DOM
11. 2026-06-02
    days on market $231,100 Active 40 DOM
12. 2026-06-01
    days on market $231,100 Active 39 DOM
13. 2026-05-31
    days on market $231,100 Active 38 DOM
14. 2026-05-08
    price $243,000 544-char remark

    Show marketing remark (544 chars)

    Spacious 2-story home featuring 5 bedrooms, 2 bathrooms, and a functional layout with plenty of room for everyday living and entertaining. The main living area offers comfortable gathering space, while the kitchen provides ample cabinet and counter space with easy access to the dining area. Generous bedrooms offer flexibility for guests, home office, or hobby space. The primary suite provides a private retreat. Enjoy the backyard with space to relax, play, or create your ideal outdoor setting. Great opportunity to make this home your own.

15. 2026-05-08
    price $243,000 544-char remark

    Show marketing remark (544 chars)

    Spacious 2-story home featuring 5 bedrooms, 2 bathrooms, and a functional layout with plenty of room for everyday living and entertaining. The main living area offers comfortable gathering space, while the kitchen provides ample cabinet and counter space with easy access to the dining area. Generous bedrooms offer flexibility for guests, home office, or hobby space. The primary suite provides a private retreat. Enjoy the backyard with space to relax, play, or create your ideal outdoor setting. Great opportunity to make this home your own.

16. 2026-04-23
    listed $256,000 New 544-char remark

    Show marketing remark (544 chars)

    Spacious 2-story home featuring 5 bedrooms, 2 bathrooms, and a functional layout with plenty of room for everyday living and entertaining. The main living area offers comfortable gathering space, while the kitchen provides ample cabinet and counter space with easy access to the dining area. Generous bedrooms offer flexibility for guests, home office, or hobby space. The primary suite provides a private retreat. Enjoy the backyard with space to relax, play, or create your ideal outdoor setting. Great opportunity to make this home your own.

17. 2026-04-23
    listed $256,000 Active 544-char remark

    Show marketing remark (544 chars)

    Spacious 2-story home featuring 5 bedrooms, 2 bathrooms, and a functional layout with plenty of room for everyday living and entertaining. The main living area offers comfortable gathering space, while the kitchen provides ample cabinet and counter space with easy access to the dining area. Generous bedrooms offer flexibility for guests, home office, or hobby space. The primary suite provides a private retreat. Enjoy the backyard with space to relax, play, or create your ideal outdoor setting. Great opportunity to make this home your own.

18. 2020-12-15
    soldstatus $120,000
19. 2020-12-15
    soldstatus $135,500
20. 2013-01-24
    price $22,700

    Show marketing remark (158 chars)

    GREAT INVESTMENT PROPERTY WITH LOTS OF SPACE. LARGE BEDROOMS, HUGE WALK IN CLOSET. LARGE OPEN KITCHEN. THIS IS A HOMEPATH PROPERTY. READY FOR HOMEPATH RENOVAT

21. 2012-04-27
    soldstatus $22,700 Sold

    Show marketing remark (158 chars)

    GREAT INVESTMENT PROPERTY WITH LOTS OF SPACE. LARGE BEDROOMS, HUGE WALK IN CLOSET. LARGE OPEN KITCHEN. THIS IS A HOMEPATH PROPERTY. READY FOR HOMEPATH RENOVAT

22. 2012-04-24
    historical

    Show marketing remark (158 chars)

    GREAT INVESTMENT PROPERTY WITH LOTS OF SPACE. LARGE BEDROOMS, HUGE WALK IN CLOSET. LARGE OPEN KITCHEN. THIS IS A HOMEPATH PROPERTY. READY FOR HOMEPATH RENOVAT

23. 2012-04-19
    price $25,500

    Show marketing remark (158 chars)

    GREAT INVESTMENT PROPERTY WITH LOTS OF SPACE. LARGE BEDROOMS, HUGE WALK IN CLOSET. LARGE OPEN KITCHEN. THIS IS A HOMEPATH PROPERTY. READY FOR HOMEPATH RENOVAT

24. 2012-03-08
    listed $25,500 New

    Show marketing remark (158 chars)

    GREAT INVESTMENT PROPERTY WITH LOTS OF SPACE. LARGE BEDROOMS, HUGE WALK IN CLOSET. LARGE OPEN KITCHEN. THIS IS A HOMEPATH PROPERTY. READY FOR HOMEPATH RENOVAT

25. 2004-09-24
    soldstatus $118,000
26. 2003-12-15
    soldstatus $118,000
27. 1999-01-07
    soldstatus $86,800
28. 1992-08-07
    soldstatus $66,000
29. 1990-03-13
    soldstatus $74,000
30. 1989-04-01
    soldstatus $132,000

ⓘ 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: $5,200 · $433/mo
• Projected year-2 tax: $5,200 · $433/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,688
• − Mortgage interest: −$12,945
• − Property taxes: −$5,200
• − Insurance: −$1,822
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$6,723
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $2,309/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

+75.1% since first listed

19 events — show timeline

• 2026-05-27 Price Changed $231,100 GAMLS
• 2026-05-27 Price Changed $231,100 FMLS
• 2026-05-08 Price Changed $243,000 GAMLS
• 2026-05-08 Price Changed $243,000 FMLS
• 2026-04-23 Listed $256,000 FMLS
• 2026-04-23 Listed $256,000 GAMLS
• 2020-12-15 Sold (Public Records) $135,500 Public Records
• 2020-12-15 Sold (Public Records) $120,000 Public Records
• 2013-01-24 Price Changed $22,700 GAMLS
• 2012-04-27 Sold (MLS) $22,700 GAMLS
• 2012-04-24 Listing Removed — GAMLS
• 2012-04-19 Price Changed $25,500 GAMLS
• 2012-03-08 Listed $25,500 GAMLS
• 2004-09-24 Sold (Public Records) $118,000 Public Records
• 2003-12-15 Sold (Public Records) $118,000 Public Records
• 1999-01-07 Sold (Public Records) $86,800 Public Records
• 1992-08-07 Sold (Public Records) $66,000 Public Records
• 1990-03-13 Sold (Public Records) $74,000 Public Records
• 1989-04-01 Sold (Public Records) $132,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $5,200 · +0.0% YoY. Source: county tax records.