3163 Citrus Ct · Panthersville, GA 30034

$85,000

3 bd · 2.0 ba · 1,440 sqft · Condo public records · 15 Days on market

Built 1973 $390/mo HOA · 23% of rent

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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 +29.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious condominium located in an established Decatur community. This home offers a functional move in ready for layout and a great opportunity for DIY buyer, Investor, or someone looking into customize and make this property their perfect home. Ideal project with strong potential convenient to shopping, dining and Major commuter routes.

Key facts

• $390 HOA
• Parking
• Built 1973

Property features AI

Finance

• Other: Directions: From I-285 take Exit 51B for Memorial Dr toward Decatur. Continue east on Memorial Dr ~3–4 miles. Turn right onto Citrus Ct and follow to the cul-de-sac; property located at 3163 Citrus Ct.; County: Dekalb, GA; Road surface type: Asphalt
• Financial info: No additional financial or investor-specific information provided
• HOA & community: Association fee $390 monthly; Has association; One unit in the community

Exterior

• Parking: Assigned parking (1 total space)
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity available; Electric: Other
• Home design: Two levels; Condominium ownership; Entry/facing direction: Not specified
• Construction: Vinyl siding exterior; Asbestos shingle roof; Slab foundation; Resale condition
• Exterior features: Back yard fencing; Asphalt road frontage on a city street

Interior

• Kitchen: Kitchen features: Other; Appliances: Other
• Bedrooms: Three bedrooms on the upper level; Bedroom features: None listed
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the upper level); Master bathroom: None listed
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One fireplace; 2+ shared/common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Bob Mathis Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 373 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 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 (+2.2%/yr); 355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 33% 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 $588 of loan paydown is wiped out by about $3k 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 + 2.2% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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 2.6% of price; HOA is 23% of rent.
• 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.03% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,029
• Equity at exit: $12,674

10-year hold

• IRR: 14.0%
• Equity multiple: 2.07×
• Total profit: $25,568
• Equity at exit: $7,349

Cash invested: $23,800 (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: 355
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$446
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$35
• HOA: −$390
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $313

Break-even live

Break-even rent $1,334

Max offer price $85,000

Occupancy floor 77%

Sensitivity live

Price	-10% $361	-5% $337	+0% $313	+5% $288	+10% $264
Rent	-10% $176	-5% $244	+0% $313	+5% $381	+10% $449
Rate	-1.0pp $355	-0.5pp $334	base $313	+0.5pp $291	+1.0pp $268

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	21d	31	0.13mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	0.20mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	0.25mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	6d	1	0.28mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	44d	1	0.28mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	0d	28	0.29mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	19d	1	0.30mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	44d	1	0.33mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	0.33mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	0.34mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	0.34mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	21d	1	0.46mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	19d	1	0.46mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	3d	51	0.49mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.54mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	44d	1	0.60mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.61mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.62mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	0d	27	0.68mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	25d	1	0.69mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.71mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	0.72mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	3d	11	0.74mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.74mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	0.75mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	5d	1	0.76mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	0.76mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	0.76mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.77mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	23d	1	0.77mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	19d	1	0.78mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.78mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.78mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.81mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.82mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.82mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.83mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	4d	1	0.83mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	44d	1	0.86mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	44d	1	0.92mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-13
   status Pending 535-char remark
2. 2026-04-27
   listed $85,000 Active 535-char remark
3. 2026-04-24
   historical $85,000 535-char remark
4. 2026-04-19
   status Under Contract 340-char remark

   Show marketing remark (340 chars)

   Spacious condominium located in an established Decatur community. This home offers a functional move in ready for layout and a great opportunity for DIY buyer, Investor, or someone looking into customize and make this property their perfect home. Ideal project with strong potential convenient to shopping, dining and Major commuter routes.

5. 2026-03-13
   historical
6. 2026-02-27
   listed $85,000 New 340-char remark

   Show marketing remark (340 chars)

   Spacious condominium located in an established Decatur community. This home offers a functional move in ready for layout and a great opportunity for DIY buyer, Investor, or someone looking into customize and make this property their perfect home. Ideal project with strong potential convenient to shopping, dining and Major commuter routes.

7. 2026-02-26
   historical
8. 2026-02-11
   price $85,000
9. 2026-02-11
   price $85,000
10. 2026-01-23
    listed $90,000 Active
11. 2026-01-23
    listed $90,000 New
12. 2017-12-13
    soldstatus $24,080
13. 2017-12-13
    soldstatus $31,000
14. 2017-11-20
    soldstatus $31,000 Sold
15. 2017-11-20
    soldstatus $31,000 Sold
16. 2017-10-17
    status Under Contract
17. 2017-10-17
    status Pending
18. 2017-09-29
    price $31,000
19. 2017-09-28
    price $31,000
20. 2017-09-19
    listed $35,000 New
21. 2017-09-19
    listed $35,000 Active

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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: $20,752
• − Mortgage interest: −$4,761
• − Property taxes: −$2,190
• − Insurance: −$425
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − HOA: −$4,680
• − Depreciation: −$2,473
• Taxable income: $2,903
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,054/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: 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

+119.8% since first listed

22 events — show timeline

• 2026-06-10 Sold (MLS) $76,925 GAMLS
• 2026-05-13 Pending — FMLS
• 2026-04-27 Listed $85,000 FMLS
• 2026-04-24 Coming Soon $85,000 FMLS
• 2026-04-19 Pending — GAMLS
• 2026-03-13 Listing Removed — FMLS
• 2026-02-27 Listed $85,000 GAMLS
• 2026-02-26 Listing Removed — GAMLS
• 2026-02-11 Price Changed $85,000 GAMLS
• 2026-02-11 Price Changed $85,000 FMLS
• 2026-01-23 Listed $90,000 GAMLS
• 2026-01-23 Listed $90,000 FMLS
• 2017-12-13 Sold (Public Records) $31,000 Public Records
• 2017-12-13 Sold (Public Records) $24,080 Public Records
• 2017-11-20 Sold (MLS) $31,000 GAMLS
• 2017-11-20 Sold (MLS) $31,000 FMLS
• 2017-10-17 Pending — GAMLS
• 2017-10-17 Pending — FMLS
• 2017-09-29 Price Changed $31,000 GAMLS
• 2017-09-28 Price Changed $31,000 FMLS
• 2017-09-19 Listed $35,000 GAMLS
• 2017-09-19 Listed $35,000 FMLS

Property tax history

+6.4%/yr

Latest (2025): $2,190 · -11.9% YoY. Source: county tax records.