2739 Vining Ridge Ter · Panthersville, GA 30034

$169,000

3 bd · 2.5 ba · 1,664 sqft · Townhouse public records · 55 Days on market

Built 2004 871 sqft lot $102/sqft · 11% below area Est $189k · 11% under $213/mo HOA · 12% of rent ↓ 54% since listing

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Why this score? — see what drove the D 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).

• ARV discount +12.3/15.0
• Cash flow +10.1/30.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

A Smart Buy in Southeast DeKalb! This charming townhome in the sought-after Vining Ridge community offers the perfect blend of comfort, convenience, and value. Featuring a thoughtful layout with a spacious living area, kitchen with appliances included, and generously sized bedrooms — each with its own bathroom — this home is ready and waiting for you. Why You'll Love It Here: Enjoy the benefits of community living without the burden — low HOA dues keep your monthly costs manageable, and no rental restrictions make this an ideal opportunity for investors or homeowners who want flexibility down the road. Buy it, live in it, or rent it out — the choice is yours. Locati

Key facts

• Minutes from i-285
• Minutes from i-20
• Low hoa dues

Tags

• LOW HOA DUES
• NO RENTAL RESTRICTIONS
• MINUTES FROM I-285
• MINUTES FROM I-20

Property features AI

Finance

• Other: Property in Dekalb County, GA; Directions: Follow GPS
• HOA & community: Homeowners association; Association fee $213 monthly; Association covers trash and water; 193 units in the community

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts; Cable available; Phone available; Water available; Sewer available; Electricity available
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Concrete road frontage (county road); Underground utilities available

Interior

• Kitchen: Pantry; Dishwasher
• Bedrooms: Three bedrooms on the upper level; Split bedroom plan
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; 2+ common walls
• Laundry & utility: Laundry features available (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.3% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $152k (10.3% below list) — sets the bar for cash-flow.

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: Columbia Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 412 students, 100% FRL); Columbia Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 604 students, 100% FRL); Columbia High School (math 5% / reading 12%, grade F, #376 of 424 statewide, top 89%, 898 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 9% at this address vs 24% district-wide (-14 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); 356 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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

• It's been on market 55 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• 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 $151,548 (10.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.01% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 8.2

CMA / ARV

• ARV (median comp): $189,371
• List price: $169,000
• Delta: -10.76%
• 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
2891 Vining Ridge Ter	0.11mi	2/2.5 (-1)	1,590 (-4%)	10mo	$157,250	$99	74
2896 Vining Ridge Ter	0.11mi	2/2.5 (-1)	1,590 (-4%)	13mo	$95,000	$60	72
2864 Vining Ridge Ter	0.15mi	2/2.5 (-1)	1,590 (-4%)	16mo	$96,000	$60	67
3316 Waldrop Trl	0.63mi	3/2.5	1,560 (-6%)	2mo	$185,000	$119	59
3021 Waldrop Cir	0.72mi	3/2.5	1,560 (-6%)	2mo	$207,000	$133	54
3159 Panthers Trce	0.57mi	3/2.5	1,434 (-14%)	1mo	$198,000	$138	49
3073 Waldrop Cir	0.71mi	3/2.5	1,560 (-6%)	10mo	$204,000	$131	48
3355 Waldrop Trl	0.71mi	3/2.5	1,560 (-6%)	12mo	$165,000	$106	46
3347 Waldrop Trl	0.69mi	3/3.0	1,560 (-6%)	13mo	$171,000	$110	45
3162 Tangerine Ct	0.35mi	3/2.0	1,440 (-14%)	18mo	$126,000	$88	44
3011 Waldrop Cir	0.74mi	3/2.5	1,560 (-6%)	15mo	$209,000	$134	42
3026 Waldrop Cir	0.72mi	3/2.5	1,560 (-6%)	18mo	$207,000	$133	41

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-34,878
• Equity at exit: $25,198

10-year hold

• IRR: -17.3%
• Equity multiple: 0.08×
• Total profit: $-43,315
• Equity at exit: $14,612

Cash invested: $47,320 (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: 356
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$886
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$70
• HOA: −$213
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-99

Break-even live

Break-even rent $1,836

Max offer price $151,548

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-51	+0% $-99	+5% $-147	+10% $-194
Rent	-10% $-234	-5% $-166	+0% $-99	+5% $-31	+10% $36
Rate	-1.0pp $-14	-0.5pp $-56	base $-99	+0.5pp $-143	+1.0pp $-187

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	45d	1	0.03mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	45d	1	0.08mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	45d	1	0.08mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	7d	1	0.09mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	0d	50	0.15mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	1d	1	0.15mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	0.15mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	20d	1	0.15mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	0.19mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	22d	31	0.29mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	1d	28	0.33mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	3d	11	0.42mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	27	0.42mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	1d	8	0.43mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	45d	1	0.59mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	45d	1	0.60mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	20d	1	0.64mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	22d	1	0.66mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	45d	1	0.75mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	13d	1	0.76mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	22d	1	0.78mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	45d	1	0.78mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	20d	1	0.79mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.79mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	45d	1	0.83mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	22d	1	0.84mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	45d	1	0.84mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	45d	1	0.85mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	26d	1	0.85mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	45d	1	0.85mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	45d	1	0.88mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	20d	1	0.88mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	45d	1	0.89mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	45d	1	0.89mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	24d	1	0.90mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	45d	1	0.91mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	5d	1	0.91mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	45d	1	0.91mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	45d	1	0.97mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	22d	1	1.01mi

HOA detail

• Monthly dues: $213 · $2,556/yr

Listing history 19 events

1. 2026-06-21
   days on market $169,000 Active 55 DOM
2. 2026-06-18
   days on market $169,000 Active 52 DOM
3. 2026-06-17
   days on market $169,000 Active 51 DOM
4. 2026-06-16
   days on market $169,000 Active 50 DOM
5. 2026-06-15
   days on market $169,000 Active 49 DOM
6. 2026-06-13
   days on market $169,000 Active 47 DOM
7. 2026-06-09
   days on market $169,000 Active 43 DOM
8. 2026-06-08
   days on market $169,000 Active 42 DOM
9. 2026-06-07
   days on market $169,000 Active 41 DOM
10. 2026-06-04
    days on market $169,000 Active 38 DOM
11. 2026-06-03
    days on market $169,000 Active 37 DOM
12. 2026-06-02
    days on market $169,000 Active 36 DOM
13. 2026-06-01
    days on market $169,000 Active 35 DOM
14. 2026-05-31
    days on market $169,000 Active 34 DOM
15. 2026-04-27
    listed $169,000 Active 1252-char remark
16. 2026-03-31
    historical
17. 2026-02-19
    price $159,000
18. 2025-12-22
    listed $169,000 Active
19. 2004-04-13
    soldstatus $364,000

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,373 · $281/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: $20,536
• − Mortgage interest: −$9,467
• − Property taxes: −$3,373
• − Insurance: −$845
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$2,556
• − Depreciation: −$4,916
• Taxable loss: −$3,907
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $-248/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
• City population: 106,165
• 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

-53.6% since first listed

5 events — show timeline

• 2026-04-27 Listed $169,000 FMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-02-19 Price Changed $159,000 FMLS
• 2025-12-22 Listed $169,000 FMLS
• 2004-04-13 Sold (Public Records) $364,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,373 · -0.0% YoY. Source: county tax records.