3541 Santa Leta Dr · Panthersville, GA 30294

$169,000

4 bd · 2.5 ba · 1,408 sqft · SingleFamily public records · 160 Days on market

Built 1980 0.33 ac lot Est $215k · 22% under

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Why this score? — see what drove the B- 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.0/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

Key facts

• Ramp access
• Functional layout
• Laundry in garage

Tags

• PARTIALLY FINISHED BASEMENT
• LARGE REAR DECK
• RAMP ACCESS
• FUNCTIONAL LAYOUT
• LAUNDRY IN GARAGE

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electric service described as 'Other'; Utilities listed as 'Other'
• Home design: Two levels
• Construction: Aluminum siding and vinyl siding exterior; Roof described as 'Other'; Foundation details: see remarks; Property listed as resale
• Exterior features: Deck; Fencing in back yard with privacy wood fence; Exterior features listed as 'Other'

Interior

• Kitchen: Cabinets (other)
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level; Bedroom features listed as 'Other'
• Flooring: Carpet; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Upper level includes one full and one half bath; Lower level includes one full bath; Master bath features listed as 'Other'
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No shared/common walls; Finished partial basement with a bathroom; Open-concept dining area; Attic space
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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-, 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: Cedar Grove Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 565 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.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.30% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3055 Orbit Cir	0.16mi	3/2.0 (-1)	1,310 (-7%)	2mo	$215,000	$164	72
3515 Weathered Wood Dr	0.12mi	3/2.0 (-1)	1,288 (-8%)	11mo	$195,000	$151	64
3671 Satellite Blvd	0.35mi	3/2.0 (-1)	1,382 (-2%)	12mo	$197,000	$143	63
3122 Orbit Cir	0.17mi	4/2.0	1,571 (+12%)	13mo	$240,000	$153	60
2103 River Rd	0.54mi	3/2.0 (-1)	1,352 (-4%)	7mo	$149,000	$110	55
3572 Orbit Ct	0.34mi	3/2.0 (-1)	1,456 (+3%)	20mo	$224,000	$154	54
3612 Boulder Cir	0.67mi	4/3.0	1,230 (-13%)	2mo	$245,000	$199	44
2126 River Rd	0.49mi	3/1.5 (-1)	1,207 (-14%)	10mo	$205,000	$170	36
3840 Rolling Pl	0.68mi	3/2.0 (-1)	1,602 (+14%)	3mo	$228,000	$142	36
2132 River Rd	0.48mi	3/2.0 (-1)	1,610 (+14%)	15mo	$209,000	$130	34
2365 Rock Hollow Dr	0.70mi	3/2.0 (-1)	1,602 (+14%)	6mo	$212,000	$132	32
3813 Rock Hollow Ct	0.64mi	3/2.5 (-1)	1,552 (+10%)	23mo	$264,900	$171	29

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,058
• Equity at exit: $25,198

10-year hold

• IRR: 12.4%
• Equity multiple: 2.07×
• Total profit: $50,449
• Equity at exit: $14,612

Cash invested: $47,320 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$886
• Tax from tax record: −$380 /mo · $4,564/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $405

Break-even live

Break-even rent $1,692

Max offer price $169,000

Occupancy floor 77%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	43d	1	0.79mi
2059 Oak Terrace Dr SE Atlanta, GA	3.0	2.0	1606	$2,055	$1.28	5d	1	0.84mi
3784 River Lake Shr Ellenwood, GA	3.0	2.0	1775	$1,900	$1.07	20d	1	0.86mi
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	43d	1	0.91mi
3128 Bouldercrest Rd Ellenwood, GA	4.0	1.5	1200	$1,728	$1.44	12d	1	0.92mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	1.10mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	43d	1	1.22mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	12d	1	1.26mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	24d	1	1.29mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	22d	1	1.37mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	43d	1	1.41mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	43d	1	1.42mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$2,150	$1.56	15d	4	1.46mi
3054 Will Rogers Pl SE Atlanta, GA	3.0	2.0	1050	$2,600	$2.48	43d	1	1.46mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	1288	$2,000	$1.55	43d	1	1.47mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	1d	1	1.47mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $169,000 Pending 160 DOM
2. 2026-06-09
   days on market $169,000 Active 157 DOM
3. 2026-06-08
   days on market $169,000 Active 156 DOM
4. 2026-06-07
   days on market $169,000 Active 155 DOM
5. 2026-06-04
   days on market $169,000 Active 152 DOM
6. 2026-06-03
   days on market $169,000 Active 151 DOM
7. 2026-06-02
   days on market $169,000 Active 150 DOM
8. 2026-06-01
   days on market $169,000 Active 149 DOM
9. 2026-05-31
   days on market $169,000 Active 148 DOM
10. 2026-05-20
    status Back On Market 497-char remark

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

11. 2026-05-20
    status Active

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

12. 2026-04-08
    status Under Contract 497-char remark

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

13. 2026-04-08
    status Pending

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

14. 2026-04-07
    historical
15. 2026-03-24
    price $169,000 497-char remark

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

16. 2026-03-24
    price $169,000

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

17. 2026-03-12
    status Back On Market 497-char remark

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

18. 2026-03-12
    status Active

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

19. 2026-02-02
    status Under Contract 497-char remark

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

20. 2026-02-02
    status Pending

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

21. 2025-10-15
    listed $174,500 New 497-char remark

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

22. 2025-10-15
    listed $174,500 Active

    Show marketing remark (497 chars)

    Opportunity Awaits! Welcome to 3541 Santa Leta Drive in Ellenwood-a spacious split-level home with great bones and tons of potential. This property features a partially finished basement, a large rear deck with ramp access, and a functional layout that includes laundry in the garage. While the home does need TLC and updates throughout, it offers a fantastic canvas for customization. Whether you're looking to make it your own or add value through renovation, this home is full of possibilities.

23. 2024-03-25
    soldstatus $218,000
24. 2004-08-13
    soldstatus $80,000

ⓘ 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: $4,564 · $380/mo
• Projected year-2 tax: $4,564 · $380/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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,460
• − Mortgage interest: −$9,467
• − Property taxes: −$4,564
• − Insurance: −$845
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$4,916
• Taxable income: $2,434
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $4,275/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

+111.2% since first listed

15 events — show timeline

• 2026-05-20 Relisted — GAMLS
• 2026-05-20 Relisted — FMLS
• 2026-04-08 Pending — GAMLS
• 2026-04-08 Pending — FMLS
• 2026-04-07 Listing Removed — FMLS
• 2026-03-24 Price Changed $169,000 GAMLS
• 2026-03-24 Price Changed $169,000 FMLS
• 2026-03-12 Relisted — GAMLS
• 2026-03-12 Relisted — FMLS
• 2026-02-02 Pending — GAMLS
• 2026-02-02 Pending — FMLS
• 2025-10-15 Listed $174,500 FMLS
• 2025-10-15 Listed $174,500 GAMLS
• 2024-03-25 Sold (Public Records) $218,000 Public Records
• 2004-08-13 Sold (Public Records) $80,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,564 · +630.6% YoY. Source: county tax records.