3244 Harbor Woods Rd · Panthersville, GA 30034

$260,000

3 bd · 3.0 ba · 2,421 sqft · SingleFamily public records · 44 Days on market

Built 1978 0.38 ac lot $107/sqft · 16% below area Est $309k · 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 +10.1/30.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning and move in ready 4 bed/3 bath home featuring a recently finished basement and new exterior paint. Home offers beautiful curb appeal and two car garage. Large living room offers tall vaulted ceilings, big windows to allow in lots of natural lighting, built in cabinets, fireplace, and views to the dining room. Large kitchen offers tons of cabinet and countertop space, stainless steel range, and eat-in kitchen. Huge Master on main offers an En-suite with two vanities, tub/shower combo, walk in closet, and access to private balcony. Two additional great sized secondary bedrooms and secondary bathroom with tub/shower combo. Large basement offers a large second living room/den/recreation room/or great sized bedroom with full bathroom attached. The back deck overlooks the backyard waiting for your personal touch.

Key facts

• Big windows
• New exterior paint
• Finished basement

Tags

• FINISHED BASEMENT
• NEW EXTERIOR PAINT
• TALL VAULTED CEILINGS
• BIG WINDOWS
• BUILT IN CABINETS
• FIREPLACE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; 110-volt electric; Electricity available; Natural gas available
• Home design: One-level home with finished lower level (basement); Basement includes finished bath, partial and unfinished areas, interior entry and walk-out access; Resale property
• Construction: Wood siding; Composition shingle roof; Block foundation; Built with wood construction materials
• Exterior features: Rain gutters; Deck; Rear porch; Asphalt/paved road frontage on a city street

Interior

• Kitchen: Cabinets (country-style); Eat-in kitchen; Tile countertops; View to family room; Open-concept with separate dining area
• Bedrooms: Master on main; Three main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One fireplace in the living room; Built-in bookcases; Vaulted ceilings; Walk-in closet(s); No common walls
• Laundry & utility: Laundry room; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (22.0% below list).
• Recommended offer: $203k (22.0% 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-, 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: Bob Mathis Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 373 students, 100% FRL); The Champion Middle Theme School (math 21% / reading 52%, grade F, #167 of 470 statewide, top 38%, 751 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 356 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 38% 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 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $260k implies a 180% 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 $202,830 (22.0% 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 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.78% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

• ARV (median comp): $309,125
• List price: $260,000
• Delta: -15.89%
• 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
3590 Warbler Dr	0.24mi	4/3.5 (+1)	2,440 (+1%)	2mo	$275,000	$113	78
3302 Creekway Dr	0.23mi	4/2.5 (+1)	2,550 (+5%)	6mo	$319,900	$125	68
3333 Idlecreek Way	0.30mi	4/2.5 (+1)	2,281 (-6%)	5mo	$277,500	$122	65
3717 Birchbriar Ct	0.39mi	4/2.5 (+1)	2,383 (-2%)	8mo	$365,000	$153	65
3063 Kerr Dr	0.41mi	4/2.0 (+1)	2,274 (-6%)	2mo	$300,000	$132	60
3616 Cherry Ridge Blvd	0.52mi	3/2.0	2,271 (-6%)	3mo	$360,000	$159	59
3592 Hancock Vw	0.54mi	4/2.5 (+1)	2,370 (-2%)	8mo	$369,000	$156	58
3357 Huntwood Ct	0.18mi	4/2.5 (+1)	2,096 (-13%)	6mo	$260,000	$124	58
3643 Preakness Dr	0.67mi	4/3.0 (+1)	2,500 (+3%)	1mo	$320,000	$128	57
3714 Birchbriar Ct	0.37mi	4/2.0 (+1)	2,148 (-11%)	3mo	$282,000	$131	53
3278 Huntwood Dr	0.28mi	4/3.5 (+1)	2,718 (+12%)	8mo	$372,000	$137	53
3384 Southern Oaks Ct	0.75mi	4/2.5 (+1)	2,505 (+4%)	3mo	$306,000	$122	50

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: -22.9%
• Equity multiple: 0.22×
• Total profit: $-56,920
• Equity at exit: $38,767

10-year hold

• IRR: -19.6%
• Equity multiple: -0.00×
• Total profit: $-73,064
• Equity at exit: $22,480

Cash invested: $72,800 (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: 356
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-207

Break-even live

Break-even rent $2,290

Max offer price $223,480

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-133	+0% $-207	+5% $-280	+10% $-354
Rent	-10% $-367	-5% $-287	+0% $-207	+5% $-127	+10% $-46
Rate	-1.0pp $-76	-0.5pp $-141	base $-207	+0.5pp $-274	+1.0pp $-343

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	26d	1	0.26mi
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	14d	1	0.34mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	26d	1	0.58mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	45d	1	0.61mi
3491 Albatross Ct Decatur, GA	4.0	3.5	2428	$2,211	$0.91	14d	1	0.70mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	17d	1	0.81mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	4d	1	0.89mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	0.90mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	45d	1	0.96mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	22d	1	1.04mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	12d	1	1.06mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	45d	1	1.07mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	14d	1	1.10mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	45d	1	1.12mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	20d	1	1.12mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	1d	1	1.20mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	18d	1	1.20mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	45d	1	1.22mi
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	1d	1	1.23mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	6d	1	1.25mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	45d	1	1.25mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,160	$1.29	0d	1	1.38mi
3917 Leprechaun Ct Decatur, GA	4.0	2.0	2463	$2,280	$0.93	14d	1	1.47mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	1d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $260,000 Active 44 DOM
2. 2026-06-18
   days on market $260,000 Active 41 DOM
3. 2026-06-17
   days on market $260,000 Active 40 DOM
4. 2026-06-16
   days on market $260,000 Active 39 DOM
5. 2026-06-15
   days on market $260,000 Active 38 DOM
6. 2026-06-13
   days on market $260,000 Active 36 DOM
7. 2026-06-09
   days on market $260,000 Active 32 DOM
8. 2026-06-08
   days on market $260,000 Active 31 DOM
9. 2026-06-07
   pricedays on market $260,000 Active 30 DOM
10. 2026-06-04
    days on market $275,000 Active 27 DOM
11. 2026-06-03
    days on market $275,000 Active 26 DOM
12. 2026-06-02
    days on market $275,000 Active 25 DOM
13. 2026-06-01
    days on market $275,000 Active 24 DOM
14. 2026-05-31
    days on market $275,000 Active 23 DOM
15. 2026-05-08
    listed $275,000 New 827-char remark

    Show marketing remark (827 chars)

    Stunning and move in ready 4 bed/3 bath home featuring a recently finished basement and new exterior paint. Home offers beautiful curb appeal and two car garage. Large living room offers tall vaulted ceilings, big windows to allow in lots of natural lighting, built in cabinets, fireplace, and views to the dining room. Large kitchen offers tons of cabinet and countertop space, stainless steel range, and eat-in kitchen. Huge Master on main offers an En-suite with two vanities, tub/shower combo, walk in closet, and access to private balcony. Two additional great sized secondary bedrooms and secondary bathroom with tub/shower combo. Large basement offers a large second living room/den/recreation room/or great sized bedroom with full bathroom attached. The back deck overlooks the backyard waiting for your personal touch.

16. 2026-05-08
    listed $275,000 Active 827-char remark

    Show marketing remark (827 chars)

    Stunning and move in ready 4 bed/3 bath home featuring a recently finished basement and new exterior paint. Home offers beautiful curb appeal and two car garage. Large living room offers tall vaulted ceilings, big windows to allow in lots of natural lighting, built in cabinets, fireplace, and views to the dining room. Large kitchen offers tons of cabinet and countertop space, stainless steel range, and eat-in kitchen. Huge Master on main offers an En-suite with two vanities, tub/shower combo, walk in closet, and access to private balcony. Two additional great sized secondary bedrooms and secondary bathroom with tub/shower combo. Large basement offers a large second living room/den/recreation room/or great sized bedroom with full bathroom attached. The back deck overlooks the backyard waiting for your personal touch.

17. 2025-12-17
    status Pending Offer Approval
18. 2025-12-17
    historical
19. 2025-12-04
    price $225,000
20. 2025-10-31
    price $240,000
21. 2025-10-01
    listed $250,000 New
22. 2025-06-06
    status Under Contract
23. 2025-06-06
    historical
24. 2025-05-16
    price $225,000
25. 2025-05-14
    price $230,000
26. 2025-05-07
    price $240,000
27. 2025-04-30
    listed $250,000 New
28. 1999-12-20
    soldstatus $92,900

ⓘ 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: $3,381 · $282/mo
• Projected year-2 tax: $3,381 · $282/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $24,340
• − Mortgage interest: −$14,564
• − Property taxes: −$3,381
• − Insurance: −$1,966
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$7,564
• Taxable loss: −$7,030
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $-794/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

+179.9% since first listed

16 events — show timeline

• 2026-06-05 Price Changed $260,000 GAMLS
• 2026-06-05 Price Changed $260,000 FMLS
• 2026-05-08 Listed $275,000 FMLS
• 2026-05-08 Listed $275,000 GAMLS
• 2025-12-17 Pending — GAMLS
• 2025-12-17 Listing Removed — GAMLS
• 2025-12-04 Price Changed $225,000 GAMLS
• 2025-10-31 Price Changed $240,000 GAMLS
• 2025-10-01 Listed $250,000 GAMLS
• 2025-06-06 Pending — GAMLS
• 2025-06-06 Listing Removed — GAMLS
• 2025-05-16 Price Changed $225,000 GAMLS
• 2025-05-14 Price Changed $230,000 GAMLS
• 2025-05-07 Price Changed $240,000 GAMLS
• 2025-04-30 Listed $250,000 GAMLS
• 1999-12-20 Sold (Public Records) $92,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,381 · +1.6% YoY. Source: county tax records.