3263 Rivermist Cv · Panthersville, GA 30034

$199,900

3 bd · 2.0 ba · 1,461 sqft · SingleFamily public records · 106 Days on market

Built 1990 10,018 sqft lot $137/sqft · 24% below area Est $262k · 24% 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 +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• 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

This split-level residence, constructed in 1990, features a wood frame and partial brick exterior situated on a 0.230-acre lot within the Riverside Station subdivision. The interior layout is distributed across three levels, with the upper floor containing three bedrooms and two full bathrooms. The main level serves as the primary living area, encompassing a kitchen, a formal dining space, and a living room. The lower level includes a family room with a masonry fireplace, a dedicated laundry room, and access to the attached one-car front-entry garage. The property offers approximately 1,461 square feet of heated space with central HVAC and gas heating systems, while the exterior features a level-to-sloping topography typical of the surrounding neighborhood.

Key facts

• 0.23 acre lot
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $28 ($331/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 $192k (4.0% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 5.3% in Panthersville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 36% 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 106 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $111k; list at $200k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.96% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $261,670
• List price: $199,900
• Delta: -23.61%
• 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
4105 Conley Pond Ct	0.16mi	3/2.5	1,448 (-1%)	1mo	$251,000	$173	89
4169 Riverbank Ct	0.19mi	3/1.5	1,460 (-0%)	4mo	$209,000	$143	86
3375 River Run Trl	0.18mi	3/2.5	1,454 (-0%)	4mo	$236,000	$162	86
3875 Waldrop Hills Dr	0.58mi	3/2.0	1,460 (-0%)	4mo	$205,000	$140	69
3800 Landgraf Cv	0.28mi	3/2.0	1,306 (-11%)	3mo	$280,000	$214	67
3969 Cress Way Run	0.24mi	3/2.5	1,256 (-14%)	3mo	$220,000	$175	61
3716 Cress Way Dr	0.12mi	4/2.5 (+1)	1,669 (+14%)	4mo	$170,000	$102	60
3308 River Run Trl	0.24mi	3/2.5	1,676 (+15%)	6mo	$210,000	$125	57
4011 Riverside Pkwy	0.44mi	3/2.5	1,286 (-12%)	1mo	$235,000	$183	56
3116 Leyland Ct	0.48mi	3/2.5	1,286 (-12%)	0mo	$204,000	$159	55
3949 Riverside Pkwy	0.54mi	3/2.5	1,286 (-12%)	4mo	$209,000	$163	49
2993 Oakvale Hts	0.71mi	3/2.0	1,608 (+10%)	6mo	$210,000	$131	45

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-32,113
• Equity at exit: $29,806

10-year hold

• IRR: -9.5%
• Equity multiple: 0.43×
• Total profit: $-31,658
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$356 /mo · $4,278/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $28

Break-even live

Break-even rent $1,884

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $141	-5% $84	+0% $28	+5% $-29	+10% $-86
Rent	-10% $-124	-5% $-48	+0% $28	+5% $103	+10% $179
Rate	-1.0pp $128	-0.5pp $78	base $28	+0.5pp $-24	+1.0pp $-77

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	5d	1	0.14mi
3328 River Run Trl Decatur, GA	3.0	2.0	1665	$1,981	$1.19	2d	1	0.22mi
3828 Landgraf Cv Decatur, GA	3.0	2.0	1548	$2,073	$1.34	5d	1	0.34mi
4023 Riverside Pkwy Decatur, GA	4.0	3.0	1870	$2,090	$1.12	44d	1	0.43mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	0d	1	0.45mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	44d	1	0.47mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.49mi
3644 Gray Birch Dr Decatur, GA	3.0	2.0	1860	$2,000	$1.08	21d	1	0.52mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	44d	1	0.54mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.57mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	3d	1	0.60mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	5d	1	0.61mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	0d	1	0.61mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	0.63mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	44d	1	0.63mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	0.64mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	4d	1	0.64mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	0d	1	0.66mi
3075 Oakvale Hts Decatur, GA	3.0	2.5	1810	$2,120	$1.17	13d	1	0.67mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	22d	1	0.68mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.69mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	0.70mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.71mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	44d	1	0.71mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.73mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.74mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	0.77mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.79mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.80mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.80mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	44d	1	0.82mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	15d	1	0.82mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.84mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.85mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	21d	1	0.88mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	19d	1	0.89mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	0.92mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.92mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	15d	4	0.98mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	1d	1	1.04mi

Listing history 21 events

1. 2026-06-18
   days on market $199,900 Active 106 DOM
2. 2026-06-17
   days on market $199,900 Active 105 DOM
3. 2026-06-16
   days on market $199,900 Active 104 DOM
4. 2026-06-15
   days on market $199,900 Active 103 DOM
5. 2026-06-13
   days on market $199,900 Active 101 DOM
6. 2026-06-09
   days on market $199,900 Active 97 DOM
7. 2026-06-08
   days on market $199,900 Active 96 DOM
8. 2026-06-07
   days on market $199,900 Active 95 DOM
9. 2026-06-04
   statusdays on market $199,900 Active 92 DOM
10. 2026-06-03
    days on market $199,900 Back On Market 91 DOM
11. 2026-06-02
    days on market $199,900 Back On Market 90 DOM
12. 2026-06-02
    status $199,900 Back On Market 89 DOM
13. 2026-05-14
    status Back On Market 767-char remark

    Show marketing remark (767 chars)

    This split-level residence, constructed in 1990, features a wood frame and partial brick exterior situated on a 0.230-acre lot within the Riverside Station subdivision. The interior layout is distributed across three levels, with the upper floor containing three bedrooms and two full bathrooms. The main level serves as the primary living area, encompassing a kitchen, a formal dining space, and a living room. The lower level includes a family room with a masonry fireplace, a dedicated laundry room, and access to the attached one-car front-entry garage. The property offers approximately 1,461 square feet of heated space with central HVAC and gas heating systems, while the exterior features a level-to-sloping topography typical of the surrounding neighborhood.

14. 2026-04-22
    historical Active Under Contract 767-char remark

    Show marketing remark (767 chars)

    This split-level residence, constructed in 1990, features a wood frame and partial brick exterior situated on a 0.230-acre lot within the Riverside Station subdivision. The interior layout is distributed across three levels, with the upper floor containing three bedrooms and two full bathrooms. The main level serves as the primary living area, encompassing a kitchen, a formal dining space, and a living room. The lower level includes a family room with a masonry fireplace, a dedicated laundry room, and access to the attached one-car front-entry garage. The property offers approximately 1,461 square feet of heated space with central HVAC and gas heating systems, while the exterior features a level-to-sloping topography typical of the surrounding neighborhood.

15. 2026-04-10
    price $199,900 767-char remark

    Show marketing remark (767 chars)

    This split-level residence, constructed in 1990, features a wood frame and partial brick exterior situated on a 0.230-acre lot within the Riverside Station subdivision. The interior layout is distributed across three levels, with the upper floor containing three bedrooms and two full bathrooms. The main level serves as the primary living area, encompassing a kitchen, a formal dining space, and a living room. The lower level includes a family room with a masonry fireplace, a dedicated laundry room, and access to the attached one-car front-entry garage. The property offers approximately 1,461 square feet of heated space with central HVAC and gas heating systems, while the exterior features a level-to-sloping topography typical of the surrounding neighborhood.

16. 2026-02-24
    listed $209,900 New 767-char remark

    Show marketing remark (767 chars)

    This split-level residence, constructed in 1990, features a wood frame and partial brick exterior situated on a 0.230-acre lot within the Riverside Station subdivision. The interior layout is distributed across three levels, with the upper floor containing three bedrooms and two full bathrooms. The main level serves as the primary living area, encompassing a kitchen, a formal dining space, and a living room. The lower level includes a family room with a masonry fireplace, a dedicated laundry room, and access to the attached one-car front-entry garage. The property offers approximately 1,461 square feet of heated space with central HVAC and gas heating systems, while the exterior features a level-to-sloping topography typical of the surrounding neighborhood.

17. 2013-06-20
    historical
18. 2013-01-07
    historical Pending Approval
19. 2013-01-02
    listed $40,000 New
20. 2002-10-10
    soldstatus $111,000
21. 1989-12-01
    soldstatus $37,500

ⓘ 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: $4,278 · $356/mo
• Projected year-2 tax: $4,278 · $356/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 6/10 Major 27% 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: $23,022
• − Mortgage interest: −$11,198
• − Property taxes: −$4,278
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,815
• Taxable loss: −$2,951
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,039/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

+433.1% since first listed

9 events — show timeline

• 2026-05-14 Relisted — GAMLS
• 2026-04-22 Contingent — GAMLS
• 2026-04-10 Price Changed $199,900 GAMLS
• 2026-02-24 Listed $209,900 GAMLS
• 2013-06-20 Listing Removed — GAMLS
• 2013-01-07 Contingent — GAMLS
• 2013-01-02 Listed $40,000 GAMLS
• 2002-10-10 Sold (Public Records) $111,000 Public Records
• 1989-12-01 Sold (Public Records) $37,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,278 · +0.1% YoY. Source: county tax records.