2643 Casher Dr · Panthersville, GA 30034

$199,999

4 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 20 Days on market

Built 1964 0.26 ac lot Est $278k · 28% under ↓ 13% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• 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

Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

Key facts

• 0.26 acre lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Flat Rock Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 996 students, 100% FRL); Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 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 4% at this address vs 24% district-wide (-19 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $196,999 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $277,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2724 Oxford Dr	0.19mi	4/3.0	1,816 (-2%)	2mo	$220,000	$121	82
2443 Shoals Ter	0.67mi	4/2.0	1,881 (+2%)	2mo	$269,000	$143	64
2660 Brandenberry Dr	0.29mi	3/2.5 (-1)	1,729 (-6%)	6mo	$245,000	$142	64
2387 Timber Ridge Ct	0.55mi	4/3.0	1,943 (+5%)	0mo	$350,000	$180	62
1943 Vicki Ln SE	0.58mi	4/2.0	1,960 (+6%)	2mo	$288,000	$147	61
2740 Norma Cir	0.44mi	4/3.0	2,000 (+8%)	2mo	$299,000	$150	60
2693 Larkspur Dr SE	0.37mi	3/2.0 (-1)	1,654 (-11%)	1mo	$321,000	$194	59
2167 Tilson Rd	0.60mi	3/2.5 (-1)	1,927 (+4%)	7mo	$460,000	$239	53
1939 Yellow Finch Trl SE	0.61mi	3/2.5 (-1)	1,738 (-6%)	6mo	$467,000	$269	50
2552 Boulder Rd SE	0.73mi	4/3.0	1,680 (-9%)	5mo	$315,000	$188	43
2402 Dawn Dr	0.74mi	3/1.5 (-1)	1,997 (+8%)	4mo	$155,000	$78	42
2503 Whites Mill Rd	0.71mi	4/2.5	2,075 (+12%)	8mo	$165,000	$80	38

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-7,446
• Equity at exit: $29,821

10-year hold

• IRR: 5.2%
• Equity multiple: 1.37×
• Total profit: $20,664
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$211 /mo · $2,535/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $420

Break-even live

Break-even rent $1,700

Max offer price $199,999

Occupancy floor 76%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	44d	1	0.26mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	0.41mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	0.53mi
2919 Alameda Trl Decatur, GA	5.0	2.5	2288	$2,990	$1.31	44d	1	0.53mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	0.56mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	44d	1	0.60mi
2614 Mills Commons Dr Decatur, GA	4.0	2.5	1968	$2,495	$1.27	44d	1	0.62mi
2612 Dawn Dr Decatur, GA	4.0	3.0	1906	$1,850	$0.97	22d	1	0.63mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	0.63mi
2891 Bianca Ct Decatur, GA	5.0	2.5	2024	$2,799	$1.38	44d	1	0.68mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	2d	1	0.75mi
2352 Second Ave Decatur, GA	3.0	3.0	2347	$2,695	$1.15	24d	1	0.77mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	44d	1	0.78mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	0.80mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	44d	1	0.82mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	0.85mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	0.85mi
2325 Tarian Dr Decatur, GA	5.0	3.0	2300	$2,400	$1.04	15d	1	0.86mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	5d	1	0.87mi
2537 Corner Shoals Dr Decatur, GA	3.0	2.0	1416	$1,690	$1.19	21d	1	0.93mi
1928 Shawn Wayne Cir SE Atlanta, GA	3.0	2.0	2614	$1,895	$0.72	2d	1	0.95mi
1915 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	2354	$1,900	$0.81	3d	1	1.00mi
2851 Lloyd Rd Decatur, GA	3.0	2.5	1802	$2,150	$1.19	24d	1	1.02mi
1878 South Hampton Ln SE Atlanta, GA	3.0	2.5	1890	$2,616	$1.38	24d	1	1.04mi
2570 Castellan Dr Atlanta, GA	3.0	2.5	1576	$2,700	$1.71	24d	1	1.05mi
2181 Juanita St Decatur, GA	4.0	3.0	1595	$3,500	$2.19	24d	1	1.09mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	44d	1	1.14mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	13d	1	1.15mi
2246 Whites Mill Rd Decatur, GA	3.0	1.5	1448	$1,600	$1.10	19d	1	1.19mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	1.23mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	44d	1	1.23mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	21d	1	1.27mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	44d	1	1.27mi
2123 Second Ave Decatur, GA	4.0	2.0	1302	$2,075	$1.59	19d	1	1.28mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	1.29mi
3190 Clifton Church Rd SE Atlanta, GA	3.0	2.0	2004	$1,818	$0.91	24d	1	1.29mi
3315 Flat Shoals Rd Decatur, GA	3.0	2.0	1765	$1,950	$1.10	44d	1	1.30mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	44d	1	1.31mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	44d	1	1.31mi
2176 Lilac Ln Decatur, GA	3.0	2.0	1800	$1,395	$0.78	24d	1	1.33mi

Listing history 9 events

1. 2025-11-29
   status Pending
2. 2025-11-17
   historical Active Under Contract

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

3. 2025-11-17
   status Under Contract 449-char remark

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

4. 2025-11-08
   price $199,999 449-char remark

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

5. 2025-11-08
   price $199,999

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

6. 2025-11-08
   listed $230,000 Active

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

7. 2025-11-08
   listed $230,000 New 449-char remark

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

8. 2025-10-09
   historical $230,000 449-char remark

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

9. 2025-10-09
   historical $230,000

   Show marketing remark (449 chars)

   Welcome to 2643 Casher Dr! This 4-bedroom, 2-bathroom home offers a comfortable living space and is perfectly positioned for a flip or investor looking to add value. The kitchen has been thoughtfully updated with a new sink and new faucet, and the home also features a new water heater for added peace of mind. With spacious bedrooms, updated features, and a move-in-ready layout, this property is full of potential. Schedule your showing to see it!

ⓘ 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: $2,535 · $211/mo
• Projected year-2 tax: $2,535 · $211/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 1/10 Low
• 🌡 Heat 5/10 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,793
• − Mortgage interest: −$11,203
• − Property taxes: −$2,535
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$5,818
• Taxable income: $1,950
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $4,578/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

• Census place: Panthersville, GA
• 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

-13.0% since first listed

9 events — show timeline

• 2025-11-29 Pending — FMLS
• 2025-11-17 Contingent — FMLS
• 2025-11-17 Pending — GAMLS
• 2025-11-08 Price Changed $199,999 GAMLS
• 2025-11-08 Price Changed $199,999 FMLS
• 2025-11-08 Listed $230,000 FMLS
• 2025-11-08 Listed $230,000 GAMLS
• 2025-10-09 Coming Soon $230,000 GAMLS
• 2025-10-09 Coming Soon $230,000 FMLS

Property tax history

+4.3%/yr

Latest (2025): $2,535 · -0.1% YoY. Source: county tax records.