3429 Sumter Pl · Panthersville, GA 30034

$219,000

3 bd · 2.5 ba · 1,696 sqft · SingleFamily public records · 77 Days on market

Built 1996 0.27 ac lot $129/sqft · 23% below area Est $284k · 23% 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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• 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

This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough—ready for some TLC and your personal touch to bring it to its full potential. Inside, you’ll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20–25 minutes to Hartsfield–Jackson Atlanta International Airport, one of the world’s busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta Ideal for investors, renovators, or buyers looking to build equity over time—this is your chance to unlock serious potential. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

Key facts

• Flexible space
• Large lot
• Landscaping upgrades

Tags

• PARTIALLY FINISHED BASEMENT
• FLEXIBLE SPACE
• LARGE LOT
• OUTDOOR LIVING
• LANDSCAPING UPGRADES
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $66 ($791/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 $193k (11.7% below list).
• Recommended offer: $193k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, 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: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% FRL); The Champion Middle Theme School (math 21% / reading 52%, grade F, #167 of 470 statewide, top 38%, 751 students, 100% FRL); Columbia High School (math 5% / reading 12%, grade F, #376 of 424 statewide, top 89%, 898 students, 100% FRL) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 356 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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 $7k 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 77 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $219k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $193,432 (11.7% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $283,764
• List price: $219,000
• Delta: -22.82%
• 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
3455 Kingsbrooke Way	0.15mi	3/2.5	1,612 (-5%)	11mo	$220,000	$136	76
3530 Kingsbrooke Ct	0.23mi	3/2.5	1,550 (-9%)	11mo	$210,000	$135	66
2713 Knollview Dr	0.40mi	4/2.5 (+1)	1,874 (+10%)	4mo	$219,000	$117	55
2685 Rainbow Ridge Rd	0.42mi	3/2.0	1,506 (-11%)	9mo	$300,000	$199	52
2786 Knollview Dr	0.52mi	4/2.5 (+1)	1,590 (-6%)	10mo	$309,000	$194	52
2545 Glenrock Dr	0.74mi	3/2.0	1,592 (-6%)	7mo	$295,000	$185	48
2681 Aquamist Dr	0.49mi	3/3.0	1,482 (-13%)	11mo	$245,000	$165	45
3133 Columbia Woods Dr	0.68mi	4/2.0 (+1)	1,876 (+11%)	2mo	$340,000	$181	42
3337 Toney Dr	0.63mi	3/2.0	1,481 (-13%)	8mo	$373,500	$252	41
3292 Toney Dr	0.70mi	3/2.0	1,464 (-14%)	4mo	$335,000	$229	39
3222 Edgemont Way	0.63mi	3/2.0	1,943 (+15%)	10mo	$346,000	$178	36
3128 Columbia Woods Dr	0.70mi	4/2.5 (+1)	1,950 (+15%)	9mo	$340,000	$174	30

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-32,876
• Equity at exit: $32,654

10-year hold

• IRR: -8.0%
• Equity multiple: 0.52×
• Total profit: $-29,623
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$223 /mo · $2,670/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $66

Break-even live

Break-even rent $1,851

Max offer price $219,000

Occupancy floor 92%

Sensitivity live

Price	-10% $190	-5% $128	+0% $66	+5% $4	+10% $-58
Rent	-10% $-87	-5% $-11	+0% $66	+5% $142	+10% $219
Rate	-1.0pp $176	-0.5pp $122	base $66	+0.5pp $9	+1.0pp $-49

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	46d	1	0.02mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	6d	1	0.09mi
3293 Abbeywood Dr Decatur, GA	3.0	2.0	1455	$1,650	$1.13	5d	1	0.21mi
2381 Charleston Ter Decatur, GA	3.0	2.5	2130	$2,125	$1.00	5d	1	0.25mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	0d	1	0.57mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	22d	1	0.57mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	18d	1	0.57mi
2336 Columbia Woods Ct Decatur, GA	4.0	2.0	1950	$1,970	$1.01	45d	1	0.67mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	45d	1	0.67mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	12d	1	0.71mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	22d	1	0.73mi
3393 Woods Dr Decatur, GA	3.0	2.0	1598	$1,901	$1.19	0d	1	0.79mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	0d	12	0.87mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	0d	27	0.94mi
3184 Gay Dr Decatur, GA	4.0	2.0	2000	$2,050	$1.02	0d	1	0.94mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	14d	1	0.96mi
2223 Shamrock Dr Decatur, GA	4.0	2.5	1977	$2,100	$1.06	0d	1	0.98mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	3d	11	1.05mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	25d	1	1.08mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	1.18mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.18mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	45d	1	1.18mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	25d	1	1.20mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	19d	1	1.20mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	22d	1	1.22mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	45d	1	1.22mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	0d	50	1.23mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	45d	1	1.23mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	45d	1	1.24mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	45d	1	1.24mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	6d	1	1.28mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	22d	31	1.29mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	45d	1	1.32mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	45d	1	1.34mi
2975 Edna Ln Decatur, GA	3.0	2.0	1180	$2,000	$1.69	6d	1	1.38mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	45d	1	1.40mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	23d	1	1.41mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	1.42mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.46mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	45d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   status $219,000 Pending 77 DOM
2. 2026-06-18
   days on market $219,000 Active 77 DOM
3. 2026-06-17
   days on market $219,000 Active 76 DOM
4. 2026-06-16
   days on market $219,000 Active 75 DOM
5. 2026-06-15
   days on market $219,000 Active 74 DOM
6. 2026-06-13
   days on market $219,000 Active 72 DOM
7. 2026-06-09
   days on market $219,000 Active 68 DOM
8. 2026-06-08
   days on market $219,000 Active 67 DOM
9. 2026-06-07
   days on market $219,000 Active 66 DOM
10. 2026-06-04
    days on market $219,000 Active 63 DOM
11. 2026-06-03
    days on market $219,000 Active 62 DOM
12. 2026-06-02
    days on market $219,000 Active 61 DOM
13. 2026-06-01
    days on market $219,000 Active 60 DOM
14. 2026-05-31
    days on market $219,000 Active 59 DOM
15. 2026-05-01
    price $219,000 1499-char remark

    Show marketing remark (1336 chars)

    This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough-ready for some TLC and your personal touch to bring it to its full potential. Inside, you'll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20-25 minutes to Hartsfield-Jackson Atlanta International Airport, one of the world's busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

16. 2026-05-01
    price $219,000 1336-char remark

    Show marketing remark (1336 chars)

    This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough-ready for some TLC and your personal touch to bring it to its full potential. Inside, you'll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20-25 minutes to Hartsfield-Jackson Atlanta International Airport, one of the world's busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

17. 2026-04-18
    price $235,000 1499-char remark

    Show marketing remark (1336 chars)

    This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough-ready for some TLC and your personal touch to bring it to its full potential. Inside, you'll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20-25 minutes to Hartsfield-Jackson Atlanta International Airport, one of the world's busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

18. 2026-04-18
    price $235,000 1336-char remark

    Show marketing remark (1336 chars)

    This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough-ready for some TLC and your personal touch to bring it to its full potential. Inside, you'll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20-25 minutes to Hartsfield-Jackson Atlanta International Airport, one of the world's busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

19. 2026-04-01
    listed $245,000 New 1336-char remark

    Show marketing remark (1499 chars)

    This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough—ready for some TLC and your personal touch to bring it to its full potential. Inside, you’ll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20–25 minutes to Hartsfield–Jackson Atlanta International Airport, one of the world’s busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta Ideal for investors, renovators, or buyers looking to build equity over time—this is your chance to unlock serious potential. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

20. 2026-04-01
    listed $245,000 Active 1499-char remark

    Show marketing remark (1499 chars)

    This 3-bedroom, 2.5-bath home offers approximately 1,696 square feet of opportunity for the right buyer with vision. Built in 1996 and set on a generous 0.27-acre lot, this property is a true diamond in the rough—ready for some TLC and your personal touch to bring it to its full potential. Inside, you’ll find a functional layout with a cozy fireplace and flexible space ideal for a home office, gym, or media room. While the home could benefit from updates and cosmetic improvements, its solid bones and spacious design create the perfect canvas for customization and value-add. The attached garage adds everyday convenience, and the large lot offers plenty of room for outdoor living, expansion, or landscaping upgrades. Convenient access to major healthcare facilities including Emory Decatur Hospital and Grady Memorial Hospital Close proximity to Southwest DeKalb High School and Georgia State University Approximately 20–25 minutes to Hartsfield–Jackson Atlanta International Airport, one of the world’s busiest travel hubs Easy access to I-20 and I-285 for a smooth commute to Downtown Atlanta and surrounding areas Short drive to shopping, dining, and entertainment in Decatur and East Atlanta Ideal for investors, renovators, or buyers looking to build equity over time—this is your chance to unlock serious potential. All offers are being considered. Repair credits available. Schedule your showing today and imagine the possibilities!

21. 2005-01-24
    soldstatus $118,500
22. 1996-03-13
    soldstatus $84,900

ⓘ 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: $2,670 · $223/mo
• Projected year-2 tax: $2,670 · $223/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 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: $23,212
• − Mortgage interest: −$12,267
• − Property taxes: −$2,670
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$6,371
• Taxable loss: −$2,905
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,488/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

+158.0% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $219,000 FMLS
• 2026-05-01 Price Changed $219,000 GAMLS
• 2026-04-18 Price Changed $235,000 FMLS
• 2026-04-18 Price Changed $235,000 GAMLS
• 2026-04-01 Listed $245,000 FMLS
• 2026-04-01 Listed $245,000 GAMLS
• 2005-01-24 Sold (Public Records) $118,500 Public Records
• 1996-03-13 Sold (Public Records) $84,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,670 · +5.7% YoY. Source: county tax records.