3484 Kingswood Trl · Panthersville, GA 30034

$126,000

2 bd · 2.0 ba · 988 sqft · Townhouse public records · 42 Days on market

Built 1990 4,356 sqft lot $128/sqft · 18% below area Est $154k · 18% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• 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

OPPORTUNITY! OPPORTUNITY! OPPORTUNITY! MOTIVATED SELLER — SUBMIT ALL OFFERS FOR A QUICK DECISION End-unit 2-bedroom, 2-bath townhome in the highly desirable Kingswood Park pocket of Decatur — an area known for strong rental demand and investor appeal. This property is a true fixer-upper with solid bones and a flexible floor plan that’s perfect for an investor or homeowner ready to update and add value. Key features: End-unit townhouse offering extra privacy and natural light. 2 bedrooms, 2 full baths with functional living space and potential to modernize finishes and layout. No HOA and no rental restrictions — ideal for buy-and-hold investors or short-term con

Key facts

• Strong rental demand
• True fixer-upper
• Flexible floor plan

Tags

• END-UNIT TOWNHOUSE
• STRONG RENTAL DEMAND
• NO HOA
• NO RENTAL RESTRICTIONS
• FLEXIBLE FLOOR PLAN
• TRUE FIXER-UPPER

Property features AI

Finance

• Other: Asphalt road frontage on a city street; Directions: Use GPS only - 3484 Kingswood Trl, Decatur, GA
• Financial info: One unit in the community
• HOA & community: Near public transport; Near schools; Near shopping; Near restaurants

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available (110 volts, other); Natural gas available; Phone available
• Home design: One level; Fee simple ownership; Fixer condition; Shingle roof
• Construction: Frame construction; Concrete perimeter and slab foundation
• Exterior features: Private entrance; Rain gutters; Deck

Interior

• Kitchen: Cabinets (stained); Eat-in kitchen; Dishwasher; Gas range; Range hood; Refrigerator
• Bedrooms: Master on main; Split bedroom plan; 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combo; 2 main-level bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Entrance foyer; High-speed internet; One fireplace located in the family room; End unit with one common wall
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $126k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+2.2%/yr); 353 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $871 of loan paydown is wiped out by about $4k 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 42 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $126k implies a 80% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $154,045
• List price: $126,000
• Delta: -18.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3462 Kingswood Trl	0.06mi	2/2.0	988 (0%)	23mo	$155,000	$157	78
3480 Kingswood Trl	0.01mi	3/2.0 (+1)	992 (+0%)	20mo	$180,000	$181	78
3484 Blazing Pine Path	0.12mi	2/1.5	1,116 (+13%)	4mo	$49,000	$44	67
3283 Blazing Pine Knl Unit B	0.11mi	2/1.5	1,116 (+13%)	18mo	$52,500	$47	56
3272 Blazing Pine Knl Unit B	0.08mi	1/1.0 (-1)	848 (-14%)	9mo	$62,000	$73	56
3274 Blazing Pine Knl Unit A	0.09mi	1/1.0 (-1)	848 (-14%)	14mo	$60,000	$71	52

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $121
• Equity at exit: $18,787

10-year hold

• IRR: 8.9%
• Equity multiple: 1.66×
• Total profit: $23,160
• Equity at exit: $10,894

Cash invested: $35,280 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$661
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $342

Break-even live

Break-even rent $1,107

Max offer price $126,000

Occupancy floor 73%

Sensitivity live

Price	-10% $413	-5% $378	+0% $342	+5% $306	+10% $271
Rent	-10% $220	-5% $281	+0% $342	+5% $403	+10% $463
Rate	-1.0pp $405	-0.5pp $374	base $342	+0.5pp $309	+1.0pp $276

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.07mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	0.58mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	0d	28	0.67mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	0.85mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	21d	31	0.89mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	4d	1	0.95mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.24mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,483	$1.34	0d	18	1.26mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	0d	27	1.40mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	2d	11	1.41mi

Listing history 19 events

1. 2026-06-07
   days on market $126,000 Active 42 DOM
2. 2026-06-04
   days on market $126,000 Active 39 DOM
3. 2026-06-03
   days on market $126,000 Active 38 DOM
4. 2026-06-02
   days on market $126,000 Active 37 DOM
5. 2026-06-01
   days on market $126,000 Active 36 DOM
6. 2026-05-31
   days on market $126,000 Active 35 DOM
7. 2026-05-13
   price $126,000 1056-char remark
8. 2026-05-13
   price $126,000 1117-char remark
9. 2026-04-26
   listed $135,800 New 1056-char remark
10. 2026-04-26
    listed $135,800 Active 1117-char remark
11. 2026-04-25
    historical
12. 2026-04-04
    price $135,800
13. 2026-03-20
    price $140,000
14. 2026-01-29
    price $147,000
15. 2025-10-29
    listed $155,000 New
16. 2024-10-01
    historical
17. 2024-09-30
    status Active
18. 2024-08-02
    listed $155,000 Active
19. 1999-11-09
    soldstatus $69,900

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 · 19 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: $18,471
• − Mortgage interest: −$7,058
• − Property taxes: −$1,931
• − Insurance: −$630
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$3,665
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,567/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

+80.3% since first listed

15 events — show timeline

• 2026-06-08 Listing Removed — GAMLS
• 2026-06-08 Listing Removed — FMLS
• 2026-05-13 Price Changed $126,000 GAMLS
• 2026-05-13 Price Changed $126,000 FMLS
• 2026-04-26 Listed $135,800 GAMLS
• 2026-04-26 Listed $135,800 FMLS
• 2026-04-25 Listing Removed — GAMLS
• 2026-04-04 Price Changed $135,800 GAMLS
• 2026-03-20 Price Changed $140,000 GAMLS
• 2026-01-29 Price Changed $147,000 GAMLS
• 2025-10-29 Listed $155,000 GAMLS
• 2024-10-01 Listing Removed — FMLS
• 2024-09-30 Relisted — FMLS
• 2024-08-02 Listed $155,000 FMLS
• 1999-11-09 Sold (Public Records) $69,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,931 · +2.3% YoY. Source: county tax records.