2816 Elkhorn Dr · Panthersville, GA 30034

$175,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 2 Days on market

Built 1968 0.26 ac lot Est $241k · 27% under

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Why this score? — see what drove the C+ 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• 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

Ideal for first-time homebuyers or investors seeking an income-producing property, this home offers excellent potential and is being sold as-is. Whether you're looking for a fix-and-flip opportunity, a buy-and-hold rental, or a place to make your own, this property provides great value just minutes from downtown, enjoy the convenience of close-to-town living without the premium price tag. Nestled in a quiet neighborhood with plenty of privacy, the home features a bright living room with built-in shelving and lots of natural light. The kitchen offers ample counter and cabinet space and flows into a dedicated dining area. Upstairs, you'll find three bedrooms and a full bathroom. The lower level includes a spacious family room with a wood-burning fireplace, an additional full bathroom, and plenty of flexible living space. A wood-burning stove helps reduce utility costs and adds warmth and character to the home. Outside, the backyard backs to mature trees, creating a peaceful and private setting. With strong rental potential and room for value-add improvements, this property is a fantastic opportunity for both homeowners and investors alike. Sold as is.

Key facts

• Built in shelving
• Buy and hold rental
• Quiet neighborhood

Tags

• INCOME PRODUCING PROPERTY
• FIX AND FLIP OPPORTUNITY
• BUY AND HOLD RENTAL
• CLOSE TO TOWN LIVING
• QUIET NEIGHBORHOOD
• BUILT IN SHELVING

Property features AI

Exterior

• Parking: Five parking spaces; Parking pad
• Utilities: Public water; Public sewer; Electricity available (220 volts); Sewer available; Water available
• Home design: Two levels; Resale property
• Construction: Brick and wood siding exterior; Composition roof; Concrete perimeter foundation
• Exterior features: Private yard; Patio; Backyard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Range hood; Countertops with other surface materials
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level; Bedroom(s) with other features
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo; One full bath on the upper level; One full bath on the lower level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Shutters; Finished basement with exterior entry and finished bath; One basement fireplace
• Laundry & utility: Laundry area with other features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.9% 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: Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 24% district-wide (-20 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 353 active listings in the ZIP; 40 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 34% 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 $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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $42k; list at $175k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $175,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $240,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 Quincy Ln	0.40mi	3/1.5	1,679 (-2%)	7mo	$179,900	$107	71
2625 Elkhorn Dr	0.33mi	3/2.5	1,632 (-4%)	8mo	$238,000	$146	69
2568 Appomattox Dr	0.49mi	3/2.0	1,670 (-2%)	8mo	$200,000	$120	67
2787 Pendant Pl	0.50mi	3/3.5	1,772 (+4%)	2mo	$360,000	$203	63
2522 Corner Shoals Dr	0.66mi	3/2.5	1,724 (+1%)	8mo	$220,000	$128	59
2457 Shiloh Dr	0.74mi	4/2.0 (+1)	1,703 (-0%)	7mo	$255,000	$150	54
2619 Cavalier Dr	0.64mi	3/3.0	1,850 (+8%)	1mo	$310,000	$168	52
2600 Cohassett Ct	0.36mi	3/3.5	1,540 (-10%)	11mo	$302,000	$196	51
2586 Williamsburg Dr	0.58mi	4/2.0 (+1)	1,850 (+8%)	10mo	$240,000	$130	46
2509 Appomattox Dr	0.61mi	4/1.5 (+1)	1,545 (-9%)	10mo	$215,000	$139	40
2450 Elkhorn Dr	0.71mi	3/2.5	1,957 (+15%)	1mo	$270,000	$138	40
2499 Shiloh Dr	0.63mi	4/2.0 (+1)	1,473 (-14%)	7mo	$207,000	$141	37

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,807
• Equity at exit: $26,093

10-year hold

• IRR: 5.6%
• Equity multiple: 1.40×
• Total profit: $19,712
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$918
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $378

Break-even live

Break-even rent $1,335

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $478	-5% $428	+0% $378	+5% $329	+10% $279
Rent	-10% $235	-5% $307	+0% $378	+5% $450	+10% $522
Rate	-1.0pp $467	-0.5pp $423	base $378	+0.5pp $333	+1.0pp $287

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3379 Flat Shoals Rd Decatur, GA	2.0	2.5	1230	$1,512	$1.23	3d	9	0.10mi
3315 Flat Shoals Rd Decatur, GA	3.0	2.0	1765	$1,950	$1.10	44d	1	0.31mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	0.46mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	0.48mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	44d	1	0.52mi
2851 Lloyd Rd Decatur, GA	3.0	2.5	1802	$2,150	$1.19	25d	1	0.52mi
2537 Corner Shoals Dr Decatur, GA	3.0	2.0	1416	$1,690	$1.19	21d	1	0.63mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	13d	7	0.65mi
2675 Jamestown Way Decatur, GA	2.0	3.5	1932	$1,550	$0.80	13d	1	0.69mi
2510 Corner Shoals Dr Decatur, GA	3.0	2.0	1065	$1,723	$1.62	21d	1	0.70mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$1,800	$1.57	18d	1	0.78mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$2,000	$1.74	18d	1	0.78mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	44d	1	0.80mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	2d	11	0.85mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	13d	1	0.86mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	2d	51	0.95mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	26	1.00mi
2614 Mills Commons Dr Decatur, GA	4.0	2.5	1968	$2,495	$1.27	44d	1	1.00mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	1.01mi
2747 Kelly Lake Rd Decatur, GA	2.0	2.0	1162	$1,349	$1.16	25d	1	1.05mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	44d	1	1.09mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	2d	11	1.10mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	1.12mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	44d	1	1.13mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	3d	1	1.14mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	1.15mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	25d	1	1.16mi
2612 Dawn Dr Decatur, GA	4.0	3.0	1906	$1,850	$0.97	22d	1	1.17mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	18d	1	1.18mi
2410 Lafortune Dr Decatur, GA	3.0	2.0	2115	$1,973	$0.93	44d	1	1.20mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	1.22mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	15d	18	1.22mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	25d	1	1.22mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	2d	34	1.24mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	1.33mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	21d	31	1.35mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	1.35mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	1.35mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	44d	1	1.38mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	44d	1	1.38mi

Listing history 5 events

1. 2026-06-18
   status $175,000 Coming Soon 2 DOM
2. 2026-06-18
   days on market $175,000 New 2 DOM
3. 2026-06-17
   statuslisting id $175,000 New 1 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $175,000 Active 1 DOM

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$839/yr (+$70/mo · 108.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $21,772
• − Mortgage interest: −$9,803
• − Property taxes: −$771
• − Insurance: −$875
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,091
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $4,122/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

+359.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $175,000 GAMLS
• 2026-06-16 Listed $175,000 FMLS
• 1985-07-08 Sold (Public Records) $42,400 Public Records
• 1983-02-04 Sold (Public Records) $38,100 Public Records

Property tax history

-2.2%/yr

Latest (2025): $771 · -5.4% YoY. Source: county tax records.