3707 Micah Ct · Panthersville, GA 30294

$288,986

4 bd · 2.5 ba · 2,057 sqft · SingleFamily public records · 70 Days on market

Built 2006 0.35 ac lot $140/sqft · 55% above area Est $319k · 9% 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).

• Cash flow +17.2/30.0
• ARV discount +11.7/15.0
• DSCR +5.4/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

Key facts

• Storage room
• Finished basement
• Extra-large backyard

Tags

• FINISHED BASEMENT
• 2 DECKS
• EXTRA-LARGE BACKYARD
• WATER VIEW
• STORAGE ROOM
• GAS LOG FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $243k (15.8% below list).
• Recommended offer: $243k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, 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 fast (+4.6%/yr); 254 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/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 $9k 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 70 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $289k implies a 107% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,284 (15.8% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (median comp): $318,734
• List price: $288,986
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3880 Micah Ln	0.13mi	4/2.5	2,086 (+1%)	2mo	$267,500	$128	90
3653 Broad River Ct	0.13mi	3/3.0 (-1)	2,082 (+1%)	5mo	$265,000	$127	81
2490 Riverwood Spg	0.26mi	4/3.0	2,154 (+5%)	6mo	$305,000	$142	73
2600 Waterfall Ct	0.48mi	3/2.5 (-1)	1,912 (-7%)	0mo	$229,900	$120	60
3550 Willow Tree Trce	0.74mi	4/2.5	1,910 (-7%)	0mo	$275,000	$144	53
3751 Summit Trce	0.65mi	4/2.5	1,848 (-10%)	3mo	$320,000	$173	50
2280 Rainforest Cir	0.47mi	3/2.0 (-1)	1,804 (-12%)	4mo	$225,000	$125	47
2704 River Summit Ln	0.74mi	3/2.5 (-1)	1,918 (-7%)	4mo	$253,225	$132	46
3700 River Lake Shr	0.51mi	3/2.5 (-1)	1,804 (-12%)	8mo	$270,000	$150	44
2214 River Rd	0.50mi	3/2.5 (-1)	1,800 (-12%)	11mo	$178,000	$99	41
3589 Satellite Blvd	0.69mi	3/2.5 (-1)	1,868 (-9%)	12mo	$219,900	$118	38
3664 Satellite Ter	0.66mi	3/2.0 (-1)	1,808 (-12%)	7mo	$217,000	$120	36

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-29,937
• Equity at exit: $43,089

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,737
• Equity at exit: $24,986

Cash invested: $80,916 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 254
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,515
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $206

Break-even live

Break-even rent $2,172

Max offer price $288,986

Occupancy floor 87%

Sensitivity live

Price	-10% $370	-5% $288	+0% $206	+5% $125	+10% $43
Rent	-10% $14	-5% $110	+0% $206	+5% $303	+10% $399
Rate	-1.0pp $352	-0.5pp $280	base $206	+0.5pp $132	+1.0pp $55

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: $72,246
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Broad River Pl Ellenwood, GA	4.0	2.5	2056	$2,250	$1.09	25d	1	0.07mi
2419 Broad River Pl Ellenwood, GA	4.0	3.0	2056	$2,431	$1.18	0d	1	0.08mi
2616 Micah Dr Ellenwood, GA	4.0	2.0	2011	$1,985	$0.99	45d	1	0.16mi
2526 Riverwood Spg Ellenwood, GA	4.0	3.0	2354	$2,460	$1.05	25d	1	0.33mi
2269 Sage Pl Ellenwood, GA	3.0	1.5	3000	$5,000	$1.67	6d	1	0.37mi
3784 River Lake Shr Ellenwood, GA	3.0	2.0	1775	$1,900	$1.07	22d	1	0.40mi
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	45d	1	0.45mi
3531 Weathered Wood Dr Ellenwood, GA	3.0	2.0	2151	$2,290	$1.06	18d	1	0.58mi
3060 Orbit Cir Ellenwood, GA	3.0	2.0	1916	$1,789	$0.93	3d	1	0.58mi
3091 Orbit Cir Ellenwood, GA	5.0	5.5	1975	$1,600	$0.81	14d	1	0.59mi
3097 Orbit Cir Unit A11 Ellenwood, GA	5.0	2.0	1958	$1,750	$0.89	45d	1	0.59mi
2627 Tolliver Dr Unit A11 Ellenwood, GA	4.0	3.0	2650	$1,644	$0.62	45d	1	0.72mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	25d	1	0.87mi
3581 Oakvale Falls Ct Decatur, GA	3.0	2.5	1998	$2,080	$1.04	45d	1	0.99mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	45d	1	1.02mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	45d	1	1.04mi
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	45d	1	1.07mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	23d	1	1.08mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	2300	$1,975	$0.86	6d	1	1.10mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$2,150	$1.56	16d	4	1.16mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	1.21mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	1.27mi
2943 Duncan Pl Decatur, GA	4.0	2.5	2168	$2,800	$1.29	45d	1	1.28mi
2016 Smithfield Ave Ellenwood, GA	5.0	3.0	2880	$2,670	$0.93	0d	1	1.29mi
2059 Oak Terrace Dr SE Atlanta, GA	3.0	2.0	1606	$2,055	$1.28	6d	1	1.33mi
2141 Silva Ct Conley, GA	4.0	2.5	2097	$2,180	$1.04	25d	1	1.35mi
4265 Loveless Pl Ellenwood, GA	3.0	2.0	1426	$1,715	$1.20	23d	1	1.39mi
1997 Boulder Gate Dr Ellenwood, GA	4.0	3.5	2506	$2,430	$0.97	45d	1	1.40mi
3075 Dogwood Ave Decatur, GA	4.0	2.5	1902	$2,270	$1.19	6d	1	1.46mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	45d	1	1.48mi
3190 Clifton Church Rd SE Atlanta, GA	3.0	2.0	2004	$1,818	$0.91	25d	1	1.50mi

Listing history 9 events

1. 2026-05-01
   price $288,986 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

2. 2026-05-01
   price $288,986 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

3. 2026-04-02
   price $314,985 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

4. 2026-04-02
   price $314,985 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

5. 2026-03-30
   price $314,986 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

6. 2026-03-30
   price $314,986 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

7. 2026-03-11
   listed $314,987 New 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

8. 2026-03-11
   listed $314,987 Active 767-char remark

   Show marketing remark (767 chars)

   This 3514 square foot home with 5 bedrooms and 3 full baths has a finished basement and 2 decks overlooking a beautiful, extra-large backyard with a water view. Even the extra-large 2-car garage has a storage room that could be your game room. The dining room is right off the kitchen and open to the family room with a gas log fireplace. The owner's suite has a sitting area and a walk-in closet. With 3 of the bedrooms upstairs and the 2 downstairs, you can create an in-law suite or a teen apartment. This is also the perfect home for a multi-generation family. The location is perfect for a commuter who needs to get to downtown Atlanta or the airport, being by I-20 and I-285. This well kept community is where a family will thrive, and you should be the family.

9. 2002-05-17
   soldstatus $139,900

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: +$1,703/yr (+$142/mo · 178.3%)

ⓘ 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: $29,194
• − Mortgage interest: −$16,188
• − Property taxes: −$955
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$8,407
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $3,071/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: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+106.6% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $288,986 FMLS
• 2026-05-01 Price Changed $288,986 GAMLS
• 2026-04-02 Price Changed $314,985 FMLS
• 2026-04-02 Price Changed $314,985 GAMLS
• 2026-03-30 Price Changed $314,986 FMLS
• 2026-03-30 Price Changed $314,986 GAMLS
• 2026-03-11 Listed $314,987 FMLS
• 2026-03-11 Listed $314,987 GAMLS
• 2002-05-17 Sold (Public Records) $139,900 Public Records

Property tax history

-3.2%/yr

Latest (2025): $955 · -81.1% YoY. Source: county tax records.