3389 Boring Rd · Panthersville, GA 30034

$215,000

3 bd · 2.0 ba · 2,263 sqft · SingleFamily public records · 330 Days on market

Built 1971 0.45 ac lot $95/sqft · 24% below area Est $282k · 24% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• 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

COME AND CHECK THIS PROPERTY 2263 SQUARE FOOT SINGLE FAMILY HOME IT HAS 3 BEDROOMS AND 2 FULL BATHROOMS. HOME IS FOR SALE AS-IS SELLER IS NOT MAKING ANY REPAIRS AND SELLER IS REQUESTING A 30 DAY STAYING AFTER CLOSING.

Key facts

• 0.45 acre lot
• 2 parking spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (4.9% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 353 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% 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 $1k of loan paydown is wiped out by about $6k 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 330 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $281,545
• List price: $215,000
• Delta: -23.64%
• 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
3333 Idlecreek Way	0.26mi	4/2.5 (+1)	2,281 (+1%)	4mo	$277,500	$122	76
3616 Cherry Ridge Blvd	0.51mi	3/2.0	2,271 (+0%)	3mo	$360,000	$159	74
3357 Huntwood Ct	0.16mi	4/2.5 (+1)	2,096 (-7%)	6mo	$260,000	$124	69
3063 Kerr Dr	0.54mi	4/2.0 (+1)	2,274 (+0%)	2mo	$300,000	$132	67
3590 Warbler Dr	0.30mi	4/3.5 (+1)	2,440 (+8%)	2mo	$275,000	$113	60
4024 Waldrop Hills Dr	0.67mi	4/2.5 (+1)	2,284 (+1%)	7mo	$247,000	$108	54
3714 Birchbriar Ct	0.67mi	4/2.0 (+1)	2,148 (-5%)	3mo	$282,000	$131	53
3592 Hancock Vw	0.64mi	4/2.5 (+1)	2,370 (+5%)	8mo	$369,000	$156	49
3109 Albatross Ln	0.45mi	4/2.5 (+1)	2,002 (-12%)	6mo	$318,000	$159	48
3544 Waldrop Rd	0.63mi	4/2.5 (+1)	2,100 (-7%)	7mo	$275,000	$131	46
3302 Creekway Dr	0.46mi	4/2.5 (+1)	2,550 (+13%)	6mo	$319,900	$125	45
3506 Waldrop Ridge Ln	0.70mi	4/2.5 (+1)	1,961 (-13%)	6mo	$267,500	$136	33

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-25,855
• Equity at exit: $32,057

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-15,522
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $167

Break-even live

Break-even rent $1,832

Max offer price $215,000

Occupancy floor 87%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	12d	1	0.18mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	24d	1	0.19mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	3d	1	0.61mi
3491 Albatross Ct Decatur, GA	4.0	3.5	2428	$2,211	$0.91	12d	1	0.64mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	43d	1	0.67mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	15d	1	0.71mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	24d	1	0.74mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	43d	1	0.77mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	18d	1	0.77mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	43d	1	0.95mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	43d	1	0.95mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	20d	1	0.96mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	43d	1	0.96mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	11d	1	0.98mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	43d	1	1.01mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	43d	1	1.04mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	5d	1	1.13mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	12d	1	1.20mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	5d	1	1.22mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	17d	1	1.26mi
3075 Oakvale Hts Decatur, GA	3.0	2.5	1810	$2,120	$1.17	12d	1	1.32mi
3644 Gray Birch Dr Decatur, GA	3.0	2.0	1860	$2,000	$1.08	20d	1	1.39mi
3328 River Run Trl Decatur, GA	3.0	2.0	1665	$1,981	$1.19	2d	1	1.42mi
3791 Landgraf Cv Decatur, GA	3.0	2.5	2372	$2,270	$0.96	3d	1	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 330 DOM
2. 2026-06-17
   days on market $215,000 Active 329 DOM
3. 2026-06-16
   days on market $215,000 Active 328 DOM
4. 2026-06-15
   days on market $215,000 Active 327 DOM
5. 2026-06-13
   days on market $215,000 Active 325 DOM
6. 2026-06-09
   days on market $215,000 Active 321 DOM
7. 2026-06-08
   days on market $215,000 Active 320 DOM
8. 2026-06-07
   days on market $215,000 Active 319 DOM
9. 2026-06-04
   days on market $215,000 Active 316 DOM
10. 2026-06-03
    days on market $215,000 Active 315 DOM
11. 2026-06-02
    days on market $215,000 Active 314 DOM
12. 2026-06-01
    days on market $215,000 Active 313 DOM
13. 2026-05-31
    days on market $215,000 Active 312 DOM
14. 2025-09-08
    price $215,000 219-char remark

    Show marketing remark (219 chars)

    COME AND CHECK THIS PROPERTY 2263 SQUARE FOOT SINGLE FAMILY HOME IT HAS 3 BEDROOMS AND 2 FULL BATHROOMS. HOME IS FOR SALE AS-IS SELLER IS NOT MAKING ANY REPAIRS AND SELLER IS REQUESTING A 30 DAY STAYING AFTER CLOSING.

15. 2025-08-20
    price $236,000 219-char remark

    Show marketing remark (219 chars)

    COME AND CHECK THIS PROPERTY 2263 SQUARE FOOT SINGLE FAMILY HOME IT HAS 3 BEDROOMS AND 2 FULL BATHROOMS. HOME IS FOR SALE AS-IS SELLER IS NOT MAKING ANY REPAIRS AND SELLER IS REQUESTING A 30 DAY STAYING AFTER CLOSING.

16. 2025-07-23
    listed $256,000 Active 219-char remark

    Show marketing remark (219 chars)

    COME AND CHECK THIS PROPERTY 2263 SQUARE FOOT SINGLE FAMILY HOME IT HAS 3 BEDROOMS AND 2 FULL BATHROOMS. HOME IS FOR SALE AS-IS SELLER IS NOT MAKING ANY REPAIRS AND SELLER IS REQUESTING A 30 DAY STAYING AFTER CLOSING.

17. 2025-07-21
    historical $256,000 219-char remark

    Show marketing remark (219 chars)

    COME AND CHECK THIS PROPERTY 2263 SQUARE FOOT SINGLE FAMILY HOME IT HAS 3 BEDROOMS AND 2 FULL BATHROOMS. HOME IS FOR SALE AS-IS SELLER IS NOT MAKING ANY REPAIRS AND SELLER IS REQUESTING A 30 DAY STAYING AFTER CLOSING.

18. 2006-06-02
    soldstatus $150,000
19. 1996-01-25
    soldstatus $74,000
20. 1994-12-06
    soldstatus $57,000
21. 1993-04-01
    soldstatus $87,300
22. 1990-10-19
    soldstatus $76,500

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 3/10 Moderate
• 🌡 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: $24,524
• − Mortgage interest: −$12,043
• − Property taxes: −$2,762
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$6,255
• Taxable loss: −$1,535
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $2,375/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

+181.0% since first listed

9 events — show timeline

• 2025-09-08 Price Changed $215,000 FMLS
• 2025-08-20 Price Changed $236,000 FMLS
• 2025-07-23 Listed $256,000 FMLS
• 2025-07-21 Coming Soon $256,000 FMLS
• 2006-06-02 Sold (Public Records) $150,000 Public Records
• 1996-01-25 Sold (Public Records) $74,000 Public Records
• 1994-12-06 Sold (Public Records) $57,000 Public Records
• 1993-04-01 Sold (Public Records) $87,300 Public Records
• 1990-10-19 Sold (Public Records) $76,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,762 · -2.2% YoY. Source: county tax records.