4137 Waldrop Hills Dr · Panthersville, GA 30034

$214,900

4 bd · 2.5 ba · 1,988 sqft · SingleFamily public records · 98 Days on market

Built 2000 7,405 sqft lot $108/sqft · 22% below area Est $275k · 22% under ↓ 8% since listing

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINED this lovely home. HVAC 2021,WATER HEATER 2019. Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Roof replaced 2019, HVAC 2021,water heater 2019, newer lighting fixtures throughout.

Key facts

• Open concept kitchen
• Brick fireplace
• Private back patio

Tags

• SPACIOUS FAMILY ROOM
• BRICK FIREPLACE
• OPEN CONCEPT KITCHEN
• PRIVATE BACK PATIO
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (1.6% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $6k 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 98 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $195,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $274,982
• List price: $214,900
• Delta: -21.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3506 Waldrop Ridge Ln	0.06mi	4/2.5	1,961 (-1%)	6mo	$267,500	$136	90
4230 Waldrop Hills Ter	0.14mi	4/3.0	2,108 (+6%)	9mo	$274,400	$130	74
3443 Jessica Run	0.24mi	4/2.0	2,200 (+11%)	1mo	$307,090	$140	69
3544 Waldrop Rd	0.38mi	4/2.5	2,100 (+6%)	7mo	$275,000	$131	67
4024 Waldrop Hills Dr	0.13mi	4/2.5	2,284 (+15%)	7mo	$247,000	$108	63
3297 Basking Shade Ln	0.65mi	3/2.5 (-1)	1,978 (-0%)	6mo	$219,500	$111	58
3428 Chapel Park Dr	0.64mi	4/2.5	1,816 (-9%)	2mo	$289,000	$159	54
3616 Cherry Ridge Blvd	0.39mi	3/2.0 (-1)	2,271 (+14%)	3mo	$360,000	$159	49
3604 Spring Trce	0.71mi	3/2.5 (-1)	1,806 (-9%)	2mo	$157,500	$87	45
3333 Idlecreek Way	0.58mi	4/2.5	2,281 (+15%)	4mo	$277,500	$122	45
3683 Brown Dr	0.60mi	3/2.5 (-1)	1,708 (-14%)	3mo	$238,500	$140	41
3268 Rivermist Cv	0.67mi	3/2.0 (-1)	1,742 (-12%)	6mo	$245,000	$141	36

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,821
• Equity at exit: $32,042

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $14,309
• Equity at exit: $18,581

Cash invested: $60,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $390

Break-even live

Break-even rent $1,622

Max offer price $214,900

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	15d	1	0.13mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	44d	1	0.23mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	3d	1	0.40mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	44d	1	0.42mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	5d	1	0.53mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	5d	1	0.56mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	44d	1	0.59mi
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	13d	1	0.61mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,761	$1.59	2d	18	0.63mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	44d	1	0.71mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	13d	1	0.74mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	44d	1	0.75mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	24d	1	0.77mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.78mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	0.83mi
3328 River Run Trl Decatur, GA	3.0	2.0	1665	$1,981	$1.19	2d	1	0.84mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	44d	1	0.86mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	0.89mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	4d	1	0.91mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	24d	1	0.93mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	21d	1	0.93mi
3791 Landgraf Cv Decatur, GA	3.0	2.5	2372	$2,270	$0.96	3d	1	0.94mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	19d	1	0.97mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	22d	1	0.98mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	1.00mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	1.03mi
3828 Landgraf Cv Decatur, GA	3.0	2.0	1548	$2,073	$1.34	5d	1	1.03mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	1.05mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	44d	1	1.07mi
4023 Riverside Pkwy Decatur, GA	4.0	3.0	1870	$2,090	$1.12	44d	1	1.08mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	1.10mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	44d	1	1.10mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	1.11mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	44d	1	1.11mi
3370 Flagstone Trce Ellenwood, GA	4.0	3.5	2451	$2,750	$1.12	44d	1	1.11mi
3644 Gray Birch Dr Decatur, GA	3.0	2.0	1860	$2,000	$1.08	21d	1	1.11mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	1.12mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	44d	1	1.12mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	24d	1	1.12mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,860	$1.45	2d	1	1.14mi

Listing history 19 events

1. 2026-06-18
   days on market $214,900 Active 98 DOM
2. 2026-06-17
   days on market $214,900 Active 97 DOM
3. 2026-06-16
   days on market $214,900 Active 96 DOM
4. 2026-06-15
   days on market $214,900 Active 95 DOM
5. 2026-06-13
   days on market $214,900 Active 93 DOM
6. 2026-06-09
   days on market $214,900 Active 89 DOM
7. 2026-06-08
   days on market $214,900 Active 88 DOM
8. 2026-06-07
   days on market $214,900 Active 87 DOM
9. 2026-06-04
   days on market $214,900 Active 84 DOM
10. 2026-06-03
    days on market $214,900 Active 83 DOM
11. 2026-06-02
    days on market $214,900 Active 82 DOM
12. 2026-06-01
    days on market $214,900 Active 81 DOM
13. 2026-05-31
    days on market $214,900 Active 80 DOM
14. 2026-05-01
    price $229,900 913-char remark

    Show marketing remark (842 chars)

    Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINE this lovely home. HVAC 2021,WATER HEATER 2019, Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Don't Miss It!

15. 2026-05-01
    price $229,900 842-char remark

    Show marketing remark (842 chars)

    Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINE this lovely home. HVAC 2021,WATER HEATER 2019, Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Don't Miss It!

16. 2026-04-26
    price $239,900 913-char remark

    Show marketing remark (913 chars)

    Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINED this lovely home. HVAC 2021,WATER HEATER 2019. Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Roof replaced 2019, HVAC 2021,water heater 2019, newer lighting fixtures throughout.

17. 2026-04-15
    price $239,900 842-char remark

    Show marketing remark (842 chars)

    Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINE this lovely home. HVAC 2021,WATER HEATER 2019, Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Don't Miss It!

18. 2026-03-12
    listed $250,000 New 913-char remark

    Show marketing remark (842 chars)

    Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINE this lovely home. HVAC 2021,WATER HEATER 2019, Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Don't Miss It!

19. 2026-03-12
    listed $250,000 Active 842-char remark

    Show marketing remark (842 chars)

    Excellent opportunity for investors or buyers looking to RESTORE and REAMAGINE this lovely home. HVAC 2021,WATER HEATER 2019, Newer lighting fixtures throughout. Great Buy! A little TLC will bring life and happiness to the new owner. This property offers a spacious family room with a brick fireplace, open concept to the kitchen, separate dining and living room to entertain guest. All bedrooms are located upstairs. You will find a large owners suite with high ceilings. Owners bath has separate soaking tub and shower, with his and her closets. There are two additional bedrooms that share a full bath. Enjoy a private back patio with trees for privacy. Situated on a sizable lot in an established neighborhood this property is idea for an investor buy and hold or buyer seeking a project with long term potential or resale. Don't Miss It!

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$1,197/yr (+$100/mo · 153.4%)

ⓘ 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 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,387
• − Mortgage interest: −$12,038
• − Property taxes: −$780
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$6,252
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $4,394/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

-8.0% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $229,900 GAMLS
• 2026-05-01 Price Changed $229,900 FMLS
• 2026-04-26 Price Changed $239,900 GAMLS
• 2026-04-15 Price Changed $239,900 FMLS
• 2026-03-12 Listed $250,000 FMLS
• 2026-03-12 Listed $250,000 GAMLS

Property tax history

-3.9%/yr

Latest (2025): $780 · -5.7% YoY. Source: county tax records.