3863 Waldrop Hills Dr · Panthersville, GA 30034

$204,900

3 bd · 2.5 ba · 1,200 sqft · SingleFamily public records · 24 Days on market

Built 1999 7,405 sqft lot $171/sqft · 21% below area Est $260k · 21% 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 +9.6/30.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market! Great Home, Featuring Hardwood flrs, oak cabinets, new paint. All appliances stay, incl. washer and dryer. Great price. Easy Move in.

Key facts

• Private master suite
• Attached garage
• Cozy fireplace

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• FULL KITCHEN APPLIANCE PACKAGE
• PRIVATE MASTER SUITE
• LEVEL FENCED BACKYARD
• ATTACHED GARAGE

Property features AI

Finance

• Other: Listing accepted financing: Cash, Conventional, FHA, VA Loan
• HOA & community: No HOA

Exterior

• Parking: Attached garage, 2 parking spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); Residential property; Resale; Built in 1999
• Construction: Wood siding; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Partial basement; One fireplace in the living room; Two levels
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (12.7% below list).
• Recommended offer: $179k (12.7% 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: Oakview Elementary (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 668 students, 100% FRL); 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 9% at this address vs 24% district-wide (-14 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); 356 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 34% 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 24 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $124k; list at $205k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $178,917 (12.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (median comp): $260,162
• List price: $204,900
• Delta: -21.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4119 Waldrop Hills Dr	0.24mi	3/2.0	1,192 (-1%)	1mo	$193,000	$162	85
4096 Waldrop Hills Dr	0.28mi	3/2.0	1,192 (-1%)	11mo	$241,000	$202	74
3673 Waldrop Cliff Ln	0.26mi	3/2.0	1,240 (+3%)	18mo	$235,000	$190	65
4443 Flat Shoals Pkwy	0.32mi	3/2.0	1,075 (-10%)	2mo	$175,000	$163	64
4217 Riverbank Ct	0.69mi	3/2.0	1,232 (+3%)	2mo	$260,000	$211	60
4451 Flat Shoals Pkwy	0.32mi	3/2.5	1,020 (-15%)	8mo	$240,000	$235	53
3271 Deer Pause Ln	0.52mi	3/2.0	1,315 (+10%)	16mo	$239,599	$182	44
3296 Basking Shade Ln	0.50mi	4/2.0 (+1)	1,273 (+6%)	23mo	$285,000	$224	41
3282 Landgraf Close	0.57mi	3/2.0	1,346 (+12%)	22mo	$192,000	$143	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: -22.0%
• Equity multiple: 0.25×
• Total profit: $-43,286
• Equity at exit: $30,551

10-year hold

• IRR: -18.1%
• Equity multiple: 0.05×
• Total profit: $-54,397
• Equity at exit: $17,716

Cash invested: $57,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$391 /mo · $4,687/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-137

Break-even live

Break-even rent $1,963

Max offer price $180,689

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-79	+0% $-137	+5% $-195	+10% $-253
Rent	-10% $-278	-5% $-208	+0% $-137	+5% $-66	+10% $4
Rate	-1.0pp $-34	-0.5pp $-85	base $-137	+0.5pp $-190	+1.0pp $-244

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	45d	1	0.19mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	26d	1	0.46mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	26d	1	0.59mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	22d	1	0.59mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	45d	1	0.60mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	45d	1	0.70mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	0.73mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	45d	1	0.75mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	0.79mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	45d	1	0.84mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	45d	1	0.87mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	45d	1	0.93mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	45d	1	0.94mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	45d	1	0.97mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	20d	1	0.97mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	45d	1	1.01mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	1d	1	1.02mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	5d	17	1.04mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	45d	1	1.04mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	1.06mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	20d	1	1.06mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	45d	1	1.07mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	1d	28	1.08mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	22d	31	1.17mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	1.17mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	1d	1	1.21mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	45d	1	1.22mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	1.28mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	1.29mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	1.29mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	26d	1	1.31mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	1.32mi
3862 Shane Ct Ellenwood, GA	4.0	2.0	1372	$1,750	$1.28	1d	1	1.33mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	17d	4	1.36mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	3d	1	1.37mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	24d	1	1.37mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	1d	1	1.39mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.39mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	24d	1	1.45mi

Listing history 7 events

1. 2026-06-02
   status $204,900 Under Contract 24 DOM
2. 2026-06-01
   days on market $204,900 Active 24 DOM
3. 2026-05-31
   days on market $204,900 Active 23 DOM
4. 2026-05-08
   listed $204,900 New 349-char remark
5. 2007-04-16
   soldstatus $124,000
6. 2007-03-30
   soldstatus $124,000 149-char remark

   Show marketing remark (149 chars)

   Back on market! Great Home, Featuring Hardwood flrs, oak cabinets, new paint. All appliances stay, incl. washer and dryer. Great price. Easy Move in.

7. 2006-10-08
   listed $124,900 149-char remark

   Show marketing remark (149 chars)

   Back on market! Great Home, Featuring Hardwood flrs, oak cabinets, new paint. All appliances stay, incl. washer and dryer. Great price. Easy Move in.

ⓘ 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: $4,687 · $391/mo
• Projected year-2 tax: $4,687 · $391/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 24% 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: $21,470
• − Mortgage interest: −$11,478
• − Property taxes: −$4,687
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$5,961
• Taxable loss: −$5,115
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $-417/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

+64.1% since first listed

5 events — show timeline

• 2026-06-01 Pending — GAMLS
• 2026-05-08 Listed $204,900 GAMLS
• 2007-04-16 Sold (Public Records) $124,000 Public Records
• 2007-03-30 Sold (MLS) $124,000 FMLS
• 2006-10-08 Listed $124,900 FMLS

Property tax history

+8.6%/yr

Latest (2025): $4,687 · +20.1% YoY. Source: county tax records.