3183 Nectarine Cir · Panthersville, GA 30034

$64,900

2 bd · 1.5 ba · 994 sqft · Condo public records · 21 Days on market

Built 1973 $320/mo HOA · 22% of rent

---

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 +30.0/30.0
• 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

Inverstor special 2BR/1.5BA townhome in Orchard Lane Community, Decatur! Prime location near I-285 and I-20, less than 15 minutes to Downtown Atlanta and Airport. End unit with lots of privacy fenced enclosed patio great for entertaining. Here is a more polished, investor-focused version that reads stronger for a listing: Investor Special - 2BR/1.5BA Townhome in Orchard Lane, Decatur Great investment opportunity in the Orchard Lane community in Decatur. This 2-bedroom, 1.5-bath end-unit townhome offers excellent potential for investors or savvy buyers looking to add value. Conveniently located just minutes from Interstate 285 and Interstate 20, with easy access to Downtown Atlanta and

Key facts

• $320 HOA
• Parking
• Built 1973

Tags

• FENCED ENCLOSED PATIO
• PRIME LOCATION NEAR I-285
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Property listed as resale; No community amenities
• Financial info: Listing accepts cash and conventional financing
• HOA & community: Homeowners association with annual fee (covers grounds maintenance); Initiation fee required

Exterior

• Parking: Carport (1 parking space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volts electric; Cable available; Electricity available; Sewer available; Underground utilities; Water available
• Home design: Attached residential condominium; One story; Built in 1973
• Construction: Wood siding exterior; Composition roof; Block foundation
• Exterior features: Patio; Privacy wood fencing in backyard; Corner, level, private lot

Interior

• Kitchen: Breakfast area; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Other interior features; One-level living; 1 common wall (attached unit)
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (+2.2%/yr); 353 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.
• Current owner paid $10k; list at $65k implies a 549% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 22% of rent.
• Climate carrying-cost: moderate wind risk, 24% 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 $63,926 (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: 2.22% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 3.8

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $5,599
• Equity at exit: $9,677

10-year hold

• IRR: 16.3%
• Equity multiple: 2.27×
• Total profit: $23,168
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$340
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$27
• HOA: −$320
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $267

Break-even live

Break-even rent $1,101

Max offer price $64,900

Occupancy floor 76%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	0.07mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	2d	34	0.13mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	21d	31	0.25mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	3d	17	0.29mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	4d	1	0.53mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	13d	7	0.56mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	1d	26	0.63mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	2d	11	0.63mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	24d	1	0.84mi
2889 Panthersville Rd Decatur, GA	1.0	1.0	750	$924	$1.23	15d	17	0.99mi
2889 Panthersville Rd Unit 99L Decatur, GA	1.0	1.0	750	$949	$1.27	19d	1	0.99mi
2889 Panthersville Rd Unit 99K Decatur, GA	1.0	1.0	750	$899	$1.20	24d	1	0.99mi
2889 Panthersville Rd Unit 93J Decatur, GA	1.0	1.0	750	$949	$1.27	5d	1	0.99mi
2889 Panthersville Rd Unit 95C Decatur, GA	1.0	1.0	750	$899	$1.20	5d	1	0.99mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	21d	1	1.11mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-15
   historical
2. 2026-05-09
   listed $64,900 New
3. 2026-05-09
   listed $64,900 Active 1164-char remark
4. 2026-05-09
   listed $64,900 New
5. 2026-04-30
   historical
6. 2026-03-24
   listed $69,900 New
7. 2016-09-17
   historical Pending
8. 2016-09-17
   status Under Contract
9. 2016-08-24
   soldstatus $10,000 Sold
10. 2016-08-24
    soldstatus $10,000 Sold
11. 2016-08-06
    listed $19,000 New
12. 2016-08-06
    listed $19,000 Active
13. 2000-06-15
    soldstatus $17,500

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $17,264
• − Mortgage interest: −$3,635
• − Property taxes: −$2,185
• − Insurance: −$324
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$3,840
• − Depreciation: −$1,888
• Taxable income: $2,629
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $2,574/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

+270.9% since first listed

15 events — show timeline

• 2026-05-30 Listing Removed — GAMLS
• 2026-05-23 Listing Removed — FMLS
• 2026-05-15 Listing Removed — GAMLS
• 2026-05-09 Listed $64,900 GAMLS
• 2026-05-09 Listed $64,900 FMLS
• 2026-05-09 Listed $64,900 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-03-24 Listed $69,900 GAMLS
• 2016-09-17 Contingent — FMLS
• 2016-09-17 Pending — GAMLS
• 2016-08-24 Sold (MLS) $10,000 GAMLS
• 2016-08-24 Sold (MLS) $10,000 FMLS
• 2016-08-06 Listed $19,000 GAMLS
• 2016-08-06 Listed $19,000 FMLS
• 2000-06-15 Sold (Public Records) $17,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,185 · -1.1% YoY. Source: county tax records.