2579 Stardust Trl · Panthersville, GA 30034

$194,900

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 93 Days on market

Built 1992 6,098 sqft lot $135/sqft · 25% below area Est $261k · 25% 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 +14.8/30.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• 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 this charming 3-bedroom, 2-bathroom traditional home, where comfort meets convenience in a quiet Decatur setting. Boasting a functional split-level or ranch-style layout (per tax records), this residence is flooded with natural sunlight thanks to its generous window placements and open-concept feel. The interior has been thoughtfully refreshed with brand-new carpeting, fresh neutral paint throughout, and updated appliances, making it truly move-in ready. The heart of the home features a cozy family room with a classic fireplace, perfect for chilly Georgia evenings. The kitchen offers ample cabinet and storage space, seamlessly connecting to the dining area for easy entertaining. Step outside to a private, level backyard that serves as a blank canvas for gardening, play, or weekend BBQs. With a secure garage and a spacious driveway providing plenty of off-street parking, this home checks every box. Ideally located with quick access to I-20 and Wesley Chapel Rd, you are just minutes from local shopping, dining, and the best of the Decatur/Panthersville area.

Key facts

• Classic fireplace
• Cozy family room
• Natural sunlight

Tags

• SPLIT-LEVEL LAYOUT
• NATURAL SUNLIGHT
• COZY FAMILY ROOM
• CLASSIC FIREPLACE
• AMPLE CABINET SPACE
• PRIVATE LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $54 ($648/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 $186k (4.7% below list).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 93 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; list at $195k implies a 82% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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: 0.95% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (median comp): $260,641
• List price: $194,900
• Delta: -25.22%
• 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
2678 Stardust Trl	0.24mi	3/2.0	1,450 (+0%)	12mo	$277,000	$191	78
3530 Kingsbrooke Ct	0.05mi	3/2.5	1,550 (+7%)	11mo	$210,000	$135	74
2685 Rainbow Ridge Rd	0.30mi	3/2.0	1,506 (+4%)	9mo	$300,000	$199	71
3455 Kingsbrooke Way	0.03mi	3/2.5	1,612 (+12%)	11mo	$220,000	$136	68
2549 Greenville Way	0.11mi	4/2.5 (+1)	1,542 (+7%)	13mo	$281,000	$182	66
2681 Aquamist Dr	0.36mi	3/3.0	1,482 (+3%)	11mo	$245,000	$165	66
3337 Toney Dr	0.71mi	3/2.0	1,481 (+3%)	8mo	$373,500	$252	56
2703 Rainbow Forest Dr	0.45mi	3/3.0	1,280 (-11%)	7mo	$220,000	$172	51
2786 Knollview Dr	0.48mi	4/2.5 (+1)	1,590 (+10%)	10mo	$309,000	$194	45
2807 Knollview Dr	0.52mi	3/1.0	1,630 (+13%)	11mo	$145,000	$89	41
3500 Finesse Dr	0.74mi	4/2.0 (+1)	1,540 (+7%)	10mo	$252,440	$164	40
2830 Knollview Dr	0.57mi	3/2.0	1,644 (+14%)	12mo	$150,000	$91	40

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-29,595
• Equity at exit: $29,060

10-year hold

• IRR: -8.3%
• Equity multiple: 0.50×
• Total profit: $-27,198
• Equity at exit: $16,851

Cash invested: $54,572 (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: $1,857 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$310 /mo · $3,720/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $54

Break-even live

Break-even rent $1,789

Max offer price $194,900

Occupancy floor 92%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	44d	1	0.16mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	5d	1	0.26mi
3293 Abbeywood Dr Decatur, GA	3.0	2.0	1455	$1,650	$1.13	3d	1	0.38mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	16d	1	0.46mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	20d	1	0.53mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	12d	1	0.93mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	1d	11	1.04mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	26	1.05mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	43d	1	1.16mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	1d	11	1.17mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	20d	1	1.24mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	43d	1	1.24mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	24d	1	1.24mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	43d	1	1.24mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	2d	1	1.25mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	18d	1	1.27mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	43d	1	1.32mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	21d	1	1.32mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	1d	51	1.32mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	20d	31	1.34mi
4010 Emerald Lake Dr Decatur, GA	2.0	2.0	1177	$1,500	$1.27	43d	1	1.35mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	1.36mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	43d	1	1.40mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	43d	1	1.42mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	43d	1	1.47mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	43d	1	1.48mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	43d	1	1.48mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	18d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $194,900 Active 93 DOM
2. 2026-06-17
   days on market $194,900 Active 92 DOM
3. 2026-06-16
   days on market $194,900 Active 91 DOM
4. 2026-06-15
   statusdays on market $194,900 Active 90 DOM
5. 2026-06-13
   pricestatusdays on market $194,900 Price Change 88 DOM
6. 2026-06-09
   days on market $204,900 Active 84 DOM
7. 2026-06-08
   days on market $204,900 Active 83 DOM
8. 2026-06-07
   days on market $204,900 Active 82 DOM
9. 2026-06-04
   days on market $204,900 Active 79 DOM
10. 2026-06-03
    days on market $204,900 Active 78 DOM
11. 2026-06-02
    days on market $204,900 Active 77 DOM
12. 2026-06-01
    statusdays on market $204,900 Active 76 DOM
13. 2026-05-31
    days on market $204,900 Price Change 75 DOM
14. 2026-05-15
    price $209,900 1086-char remark

    Show marketing remark (1086 chars)

    Welcome to this charming 3-bedroom, 2-bathroom traditional home, where comfort meets convenience in a quiet Decatur setting. Boasting a functional split-level or ranch-style layout (per tax records), this residence is flooded with natural sunlight thanks to its generous window placements and open-concept feel. The interior has been thoughtfully refreshed with brand-new carpeting, fresh neutral paint throughout, and updated appliances, making it truly move-in ready. The heart of the home features a cozy family room with a classic fireplace, perfect for chilly Georgia evenings. The kitchen offers ample cabinet and storage space, seamlessly connecting to the dining area for easy entertaining. Step outside to a private, level backyard that serves as a blank canvas for gardening, play, or weekend BBQs. With a secure garage and a spacious driveway providing plenty of off-street parking, this home checks every box. Ideally located with quick access to I-20 and Wesley Chapel Rd, you are just minutes from local shopping, dining, and the best of the Decatur/Panthersville area.

15. 2026-04-24
    price $214,900 1086-char remark

    Show marketing remark (1086 chars)

    Welcome to this charming 3-bedroom, 2-bathroom traditional home, where comfort meets convenience in a quiet Decatur setting. Boasting a functional split-level or ranch-style layout (per tax records), this residence is flooded with natural sunlight thanks to its generous window placements and open-concept feel. The interior has been thoughtfully refreshed with brand-new carpeting, fresh neutral paint throughout, and updated appliances, making it truly move-in ready. The heart of the home features a cozy family room with a classic fireplace, perfect for chilly Georgia evenings. The kitchen offers ample cabinet and storage space, seamlessly connecting to the dining area for easy entertaining. Step outside to a private, level backyard that serves as a blank canvas for gardening, play, or weekend BBQs. With a secure garage and a spacious driveway providing plenty of off-street parking, this home checks every box. Ideally located with quick access to I-20 and Wesley Chapel Rd, you are just minutes from local shopping, dining, and the best of the Decatur/Panthersville area.

16. 2026-03-17
    listed $219,900 New 1086-char remark

    Show marketing remark (1086 chars)

    Welcome to this charming 3-bedroom, 2-bathroom traditional home, where comfort meets convenience in a quiet Decatur setting. Boasting a functional split-level or ranch-style layout (per tax records), this residence is flooded with natural sunlight thanks to its generous window placements and open-concept feel. The interior has been thoughtfully refreshed with brand-new carpeting, fresh neutral paint throughout, and updated appliances, making it truly move-in ready. The heart of the home features a cozy family room with a classic fireplace, perfect for chilly Georgia evenings. The kitchen offers ample cabinet and storage space, seamlessly connecting to the dining area for easy entertaining. Step outside to a private, level backyard that serves as a blank canvas for gardening, play, or weekend BBQs. With a secure garage and a spacious driveway providing plenty of off-street parking, this home checks every box. Ideally located with quick access to I-20 and Wesley Chapel Rd, you are just minutes from local shopping, dining, and the best of the Decatur/Panthersville area.

17. 2012-07-31
    historical
18. 2012-05-11
    price $42,500
19. 2012-04-23
    price $50,000
20. 2012-04-17
    price $75,000 Active
21. 2012-04-10
    listed $100,000 New
22. 2001-08-20
    soldstatus $106,900
23. 1993-04-29
    soldstatus $53,700

ⓘ 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: $3,720 · $310/mo
• Projected year-2 tax: $3,720 · $310/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,287
• − Mortgage interest: −$10,917
• − Property taxes: −$3,720
• − Insurance: −$974
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,670
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,262/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

+290.9% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $209,900 GAMLS
• 2026-04-24 Price Changed $214,900 GAMLS
• 2026-03-17 Listed $219,900 GAMLS
• 2012-07-31 Listing Removed — GAMLS
• 2012-05-11 Price Changed $42,500 GAMLS
• 2012-04-23 Price Changed $50,000 GAMLS
• 2012-04-17 Price Changed $75,000 GAMLS
• 2012-04-10 Listed $100,000 GAMLS
• 2001-08-20 Sold (Public Records) $106,900 Public Records
• 1993-04-29 Sold (Public Records) $53,700 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,720 · +0.1% YoY. Source: county tax records.