2986 Kenville Ln · Panthersville, GA 30034

$135,000

3 bd · 1.5 ba · 1,012 sqft · Townhouse public records · 44 Days on market

Built 1989 4,356 sqft lot $133/sqft · 11% above area Est $122k · 11% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.5/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and move-in ready townhome priced to sell. A great opportunity for first-time buyers or investors looking for value and long-term potential. Functional layout, low maintenance, and conveniently located with easy access to major roads, shopping, and dining.

Key facts

• Move-in ready
• Easy access
• Functional layout

Tags

• MOVE-IN READY
• FUNCTIONAL LAYOUT
• LOW MAINTENANCE
• EASY ACCESS

Property features AI

Finance

• Other: Zoned R3 residential (single-family); Directions: use GPS; County: Dekalb, GA
• HOA & community: Community contains 2 units

Exterior

• Parking: Driveway; Open parking
• Utilities: Private water; Public sewer; Cable available; Electricity available; Water service available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: Cedar and wood siding exterior; Composition roof
• Exterior features: Patio; Concrete road frontage on a private road

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen laundry area
• Bedrooms: Two upper-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High-speed internet available; End unit; One fireplace; Open concept dining area; Family room
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $933 of loan paydown is wiped out by about $4k 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 ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $37k; list at $135k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.35% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (median comp): $121,884
• List price: $135,000
• Delta: 10.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2992 Kenville Ln	0.02mi	2/1.5 (-1)	1,052 (+4%)	15mo	$117,000	$111	75
3785 Soapstone Rd	0.49mi	3/2.5	1,069 (+6%)	0mo	$140,000	$131	63

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,321
• Equity at exit: $20,129

10-year hold

• IRR: 9.7%
• Equity multiple: 1.72×
• Total profit: $27,206
• Equity at exit: $11,672

Cash invested: $37,800 (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: 353
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$708
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $386

Break-even live

Break-even rent $1,330

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $462	-5% $424	+0% $386	+5% $348	+10% $310
Rent	-10% $242	-5% $314	+0% $386	+5% $458	+10% $530
Rate	-1.0pp $454	-0.5pp $420	base $386	+0.5pp $351	+1.0pp $315

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	0d	1	0.12mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	0.14mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	0d	1	0.28mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	44d	1	0.32mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	16d	4	0.52mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	25d	1	0.53mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	22d	1	0.59mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	0.65mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.75mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.75mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.77mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.79mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.80mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.82mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	19d	1	0.85mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.85mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.86mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.87mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.98mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.99mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	1.02mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	1.17mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	44d	1	1.26mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	44d	1	1.31mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	0d	28	1.33mi
3342 Crestview Ct Ellenwood, GA	3.0	2.0	1290	$1,601	$1.24	5d	1	1.47mi
3335 Crestview Ct Ellenwood, GA	3.0	2.5	1492	$1,650	$1.11	25d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 44 DOM
2. 2026-06-17
   days on market $135,000 Active 43 DOM
3. 2026-06-16
   days on market $135,000 Active 42 DOM
4. 2026-06-15
   days on market $135,000 Active 41 DOM
5. 2026-06-13
   days on market $135,000 Active 39 DOM
6. 2026-06-09
   days on market $135,000 Active 35 DOM
7. 2026-06-08
   days on market $135,000 Active 34 DOM
8. 2026-06-07
   days on market $135,000 Active 33 DOM

   Show marketing remark (272 chars)

   Well-maintained and move-in ready townhome priced to sell. A great opportunity for first-time buyers or investors looking for value and long-term potential. Functional layout, low maintenance, and conveniently located with easy access to major roads, shopping, and dining.

9. 2026-06-04
   days on market $135,000 Active 30 DOM
10. 2026-06-03
    days on market $135,000 Active 29 DOM
11. 2026-06-02
    days on market $135,000 Active 28 DOM
12. 2026-06-01
    days on market $135,000 Active 27 DOM
13. 2026-05-31
    days on market $135,000 Active 26 DOM
14. 2026-04-30
    listed $135,000 New 272-char remark

    Show marketing remark (272 chars)

    Well-maintained and move-in ready townhome priced to sell. A great opportunity for first-time buyers or investors looking for value and long-term potential. Functional layout, low maintenance, and conveniently located with easy access to major roads, shopping, and dining.

15. 2026-04-30
    listed $135,000 Active 272-char remark

    Show marketing remark (272 chars)

    Well-maintained and move-in ready townhome priced to sell. A great opportunity for first-time buyers or investors looking for value and long-term potential. Functional layout, low maintenance, and conveniently located with easy access to major roads, shopping, and dining.

16. 2008-04-08
    soldstatus $36,999

    Show marketing remark (229 chars)

    TWO STORY DUPLEX, FIREPLACE IN FAMILY ROOM, KITCHEN WITH BREAKFAST AREA AND LAUNDRY CLOSET, 2 BEDRMS ON UPPER LEVEL. PRIVATE PATIO OVERLKS BACKYARD. NO SELLERS DISCLOSURE, BEING SOLD AS IS. REQ ADDENDUMS, REQ PREQUAL LTR W/OFFER.

17. 2007-12-15
    listed $39,999

    Show marketing remark (229 chars)

    TWO STORY DUPLEX, FIREPLACE IN FAMILY ROOM, KITCHEN WITH BREAKFAST AREA AND LAUNDRY CLOSET, 2 BEDRMS ON UPPER LEVEL. PRIVATE PATIO OVERLKS BACKYARD. NO SELLERS DISCLOSURE, BEING SOLD AS IS. REQ ADDENDUMS, REQ PREQUAL LTR W/OFFER.

18. 1989-06-02
    soldstatus $49,200

ⓘ 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: $3,436 · $286/mo
• Projected year-2 tax: $3,436 · $286/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: $21,821
• − Mortgage interest: −$7,562
• − Property taxes: −$3,436
• − Insurance: −$675
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$3,927
• Taxable income: $2,729
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,977/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

+174.4% since first listed

6 events — show timeline

• 2026-06-07 Pending — GAMLS
• 2026-04-30 Listed $135,000 FMLS
• 2026-04-30 Listed $135,000 GAMLS
• 2008-04-08 Sold (MLS) $36,999 FMLS
• 2007-12-15 Listed $39,999 FMLS
• 1989-06-02 Sold (Public Records) $49,200 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,436 · +2.3% YoY. Source: county tax records.