3794 Waldrop Ln · Panthersville, GA 30034

$180,000

3 bd · 2.5 ba · 1,560 sqft · Townhouse public records · 84 Days on market

Built 2002 3,049 sqft lot $115/sqft · 11% below area Est $201k · 11% under $42/mo HOA · 2% of rent

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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 +19.6/30.0
• ARV discount +12.3/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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 MLS

Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

Key facts

• In-ground pool
• Fenced in backyard
• Storage shed

Tags

• STAINLESS STEEL APPLIANCES
• STORAGE SHED
• FENCED IN BACKYARD
• IN-GROUND POOL
• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 48% 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 35% 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 84 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $201,318
• List price: $180,000
• Delta: -10.59%
• 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
3844 Waldrop Ln	0.09mi	3/3.5	1,560 (0%)	2mo	$215,000	$138	90
3316 Waldrop Trl	0.20mi	3/2.5	1,560 (0%)	2mo	$185,000	$119	89
3021 Waldrop Cir	0.21mi	3/2.5	1,560 (0%)	2mo	$207,000	$133	89
3545 Waldrop Trl	0.25mi	3/2.5	1,560 (0%)	2mo	$179,000	$115	87
3153 Kingswood Gln	0.14mi	3/2.5	1,560 (0%)	10mo	$187,000	$120	85
3073 Waldrop Cir	0.19mi	3/2.5	1,560 (0%)	10mo	$204,000	$131	82
3516 Waldrop Trl	0.30mi	3/2.5	1,560 (0%)	11mo	$200,000	$128	77
3151 Kingswood Gln	0.14mi	3/2.5	1,412 (-10%)	3mo	$165,000	$117	75
3483 Kingswood Run	0.14mi	3/2.5	1,408 (-10%)	3mo	$189,900	$135	75
3464 Kingswood Trl	0.10mi	3/2.5	1,408 (-10%)	9mo	$144,000	$102	71
3175 Kingswood Gln	0.17mi	3/2.5	1,408 (-10%)	6mo	$143,900	$102	71
3845 Waldrop Ln	0.10mi	2/2.5 (-1)	1,376 (-12%)	7mo	$194,000	$141	65

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-17,518
• Equity at exit: $26,839

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,312
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$944
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$75
• HOA: −$42
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $206

Break-even live

Break-even rent $1,582

Max offer price $180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $308	-5% $257	+0% $206	+5% $155	+10% $104
Rent	-10% $61	-5% $133	+0% $206	+5% $279	+10% $352
Rate	-1.0pp $297	-0.5pp $252	base $206	+0.5pp $159	+1.0pp $112

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.01mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.02mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	44d	1	0.03mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.13mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	0.14mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	44d	1	0.16mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	21d	1	0.20mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	0.21mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	19d	1	0.23mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	4d	1	0.23mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	22d	1	0.29mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	0.30mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.32mi
3733 Waldrop Hills Dr Decatur, GA	3.0	2.5	1646	$2,023	$1.23	44d	1	0.34mi
3554 Waldrop Rd Decatur, GA	3.0	2.5	1646	$2,135	$1.30	3d	1	0.35mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.35mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.38mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.45mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.45mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.48mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	19d	1	0.51mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.51mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,679	$1.88	0d	28	0.54mi
3075 Oakvale Hts Decatur, GA	3.0	2.5	1810	$2,120	$1.17	13d	1	0.59mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	0.67mi
3644 Gray Birch Dr Decatur, GA	3.0	2.0	1860	$2,000	$1.08	21d	1	0.68mi
3716 Cress Way Dr Decatur, GA	4.0	2.5	1669	$2,185	$1.31	5d	1	0.69mi
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	13d	1	0.75mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	21d	31	0.75mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	44d	1	0.77mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	44d	1	0.78mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	44d	1	0.79mi
3075 Dogwood Ave Decatur, GA	4.0	2.5	1902	$2,270	$1.19	5d	1	0.81mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	0.82mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	44d	1	0.83mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	16d	1	0.83mi
2943 Duncan Pl Decatur, GA	4.0	2.5	2168	$2,800	$1.29	44d	1	0.87mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	0.88mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	19d	1	0.88mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	25d	1	0.90mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 31 events

1. 2026-06-18
   days on market $180,000 Active 84 DOM
2. 2026-06-17
   days on market $180,000 Active 83 DOM
3. 2026-06-16
   days on market $180,000 Active 82 DOM
4. 2026-06-15
   days on market $180,000 Active 81 DOM
5. 2026-06-13
   days on market $180,000 Active 79 DOM
6. 2026-06-09
   days on market $180,000 Active 75 DOM
7. 2026-06-08
   days on market $180,000 Active 74 DOM
8. 2026-06-07
   days on market $180,000 Active 73 DOM
9. 2026-06-04
   days on market $180,000 Active 70 DOM
10. 2026-06-03
    days on market $180,000 Active 69 DOM
11. 2026-06-02
    days on market $180,000 Active 68 DOM
12. 2026-06-01
    days on market $180,000 Active 67 DOM
13. 2026-05-31
    days on market $180,000 Active 66 DOM
14. 2026-04-29
    status Back On Market 384-char remark

    Show marketing remark (384 chars)

    Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

15. 2026-04-29
    status Active 384-char remark

    Show marketing remark (384 chars)

    Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

16. 2026-04-12
    status Under Contract 384-char remark

    Show marketing remark (384 chars)

    Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

17. 2026-04-12
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

18. 2026-03-09
    listed $185,000 New 384-char remark

    Show marketing remark (384 chars)

    Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

19. 2026-03-09
    listed $185,000 Active 384-char remark

    Show marketing remark (384 chars)

    Discover the charm of 3794 Waldrop Ln, a property that boasts a kitchen equipped with all stainless steel appliances, ensuring durability and a sleek, modern look. Inside, fresh interior paint gives the home a clean and updated feel. Partial flooring replacement adds a touch of newness to the property. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

20. 2026-02-24
    soldstatus $163,700
21. 2018-02-20
    soldstatus $93,000
22. 2018-02-05
    soldstatus $93,000 Sold
23. 2018-02-05
    soldstatus $93,000 Sold
24. 2018-01-02
    status Pending
25. 2018-01-02
    status Under Contract
26. 2017-12-21
    listed $92,500 Active
27. 2017-12-21
    listed $92,500 New
28. 2017-09-23
    status Pending Offer Approval
29. 2017-09-22
    historical
30. 2017-09-05
    listed $40,000 New
31. 2000-09-18
    soldstatus $2,500,000

ⓘ 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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/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 · 18 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: $22,110
• − Mortgage interest: −$10,083
• − Property taxes: −$2,263
• − Insurance: −$900
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$504
• − Depreciation: −$5,236
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,572/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

-92.6% since first listed

18 events — show timeline

• 2026-04-29 Relisted — GAMLS
• 2026-04-29 Relisted — FMLS
• 2026-04-12 Pending — GAMLS
• 2026-04-12 Pending — FMLS
• 2026-03-09 Listed $185,000 FMLS
• 2026-03-09 Listed $185,000 GAMLS
• 2026-02-24 Sold (Public Records) $163,700 Public Records
• 2018-02-20 Sold (Public Records) $93,000 Public Records
• 2018-02-05 Sold (MLS) $93,000 GAMLS
• 2018-02-05 Sold (MLS) $93,000 FMLS
• 2018-01-02 Pending — FMLS
• 2018-01-02 Pending — GAMLS
• 2017-12-21 Listed $92,500 GAMLS
• 2017-12-21 Listed $92,500 FMLS
• 2017-09-23 Pending — GAMLS
• 2017-09-22 Listing Removed — GAMLS
• 2017-09-05 Listed $40,000 GAMLS
• 2000-09-18 Sold (Public Records) $2,500,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,263 · -6.2% YoY. Source: county tax records.