2556 Williamsburg Dr · Panthersville, GA 30034

$159,999

3 bd · 2.0 ba · 1,697 sqft · SingleFamily public records · 13 Days on market

Built 1969 0.32 ac lot Est $248k · 35% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• 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

Investor special in Decatur! Opportunity awaits with this three-bedroom, two full bath brick ranch home situated on a spacious corner lot at the entrance of the subdivision. This property offers strong potential for a full renovation or investment project with a functional floor plan, large living space, and spacious fenced backyard. Ideal for investors, rehabbers, or buyers utilizing renovation financing. Bring your contractor and vision.

Key facts

• Brick ranch home
• Spacious corner lot
• Large living space

Tags

• BRICK RANCH HOME
• SPACIOUS CORNER LOT
• FUNCTIONAL FLOOR PLAN
• LARGE LIVING SPACE
• SPACIOUS FENCED BACKYARD

Property features AI

Exterior

• Parking: Two total parking spaces; One carport space; Driveway parking
• Utilities: Public water; Public sewer
• Home design: One-level layout
• Construction: Brick construction; Asbestos shingle roof; Property listed as fixer
• Exterior features: Back yard fencing; Private road frontage; Asphalt road surface; Open parking available

Interior

• Kitchen: Eat-in kitchen; Other appliances
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level); Master bath with no special features
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% 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-, 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: Mcnair High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 768 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 4% at this address vs 24% district-wide (-20 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); 353 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); 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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, 26% 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 $159,999

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $247,762
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2787 Pendant Pl	0.16mi	3/3.5	1,772 (+4%)	2mo	$360,000	$203	78
2457 Shiloh Dr	0.33mi	4/2.0 (+1)	1,703 (+0%)	7mo	$255,000	$150	73
2725 Quincy Ln	0.40mi	3/1.5	1,679 (-1%)	7mo	$179,900	$107	72
2619 Cavalier Dr	0.19mi	3/3.0	1,850 (+9%)	1mo	$310,000	$168	72
2751 Lloyd Rd	0.16mi	4/2.0 (+1)	1,576 (-7%)	8mo	$212,000	$135	69
2443 Shoals Ter	0.26mi	4/2.0 (+1)	1,881 (+11%)	2mo	$269,000	$143	63
2660 Brandenberry Dr	0.64mi	3/2.5	1,729 (+2%)	6mo	$245,000	$142	60
2426 Corner Shoals Dr	0.25mi	3/2.5	1,458 (-14%)	4mo	$244,000	$167	59
2625 Elkhorn Dr	0.59mi	3/2.5	1,632 (-4%)	8mo	$238,000	$146	58
2499 Shiloh Dr	0.26mi	4/2.0 (+1)	1,473 (-13%)	7mo	$207,000	$141	55
2387 Timber Ridge Ct	0.65mi	4/3.0 (+1)	1,943 (+14%)	0mo	$350,000	$180	36
2369 Aurie Dr	0.67mi	4/2.5 (+1)	1,949 (+15%)	8mo	$170,000	$87	30

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,234
• Equity at exit: $23,856

10-year hold

• IRR: 6.9%
• Equity multiple: 1.50×
• Total profit: $22,257
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$839
• Tax from tax record: −$196 /mo · $2,353/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $380

Break-even live

Break-even rent $1,395

Max offer price $159,999

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2675 Jamestown Way Decatur, GA	2.0	3.5	1932	$1,550	$0.80	12d	1	0.10mi
2537 Corner Shoals Dr Decatur, GA	3.0	2.0	1416	$1,690	$1.19	20d	1	0.14mi
2510 Corner Shoals Dr Decatur, GA	3.0	2.0	1065	$1,723	$1.62	20d	1	0.15mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$1,800	$1.57	17d	1	0.23mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$2,000	$1.74	18d	1	0.23mi
2851 Lloyd Rd Decatur, GA	3.0	2.5	1802	$2,150	$1.19	24d	1	0.30mi
2614 Mills Commons Dr Decatur, GA	4.0	2.5	1968	$2,495	$1.27	43d	1	0.35mi
3315 Flat Shoals Rd Decatur, GA	3.0	2.0	1765	$1,950	$1.10	43d	1	0.37mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	43d	1	0.38mi
2612 Dawn Dr Decatur, GA	4.0	3.0	1906	$1,850	$0.97	22d	1	0.51mi
3379 Flat Shoals Rd Decatur, GA	2.0	2.5	1230	$1,512	$1.23	2d	9	0.65mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	0.67mi
2747 Kelly Lake Rd Decatur, GA	2.0	2.0	1162	$1,349	$1.16	24d	1	0.71mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	43d	1	0.74mi
2410 Lafortune Dr Decatur, GA	3.0	2.0	2115	$1,973	$0.93	43d	1	0.78mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	1d	1	0.80mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	24d	1	0.84mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	15d	18	0.84mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	43d	1	0.85mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	43d	1	0.85mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	12d	1	0.86mi
2246 Whites Mill Rd Decatur, GA	3.0	1.5	1448	$1,600	$1.10	18d	1	0.90mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	43d	1	0.90mi
2210 Whites Mill Rd Decatur, GA	3.0	1.0	1194	$1,750	$1.47	43d	1	0.98mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	1.03mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	43d	1	1.11mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	43d	1	1.12mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	24d	1	1.13mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	24d	1	1.13mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	43d	1	1.13mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	43d	1	1.14mi
2553 Habersham Dr Decatur, GA	2.0	4.5	1272	$1,520	$1.19	12d	1	1.17mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	20d	1	1.17mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	1.21mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	1d	11	1.21mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	1d	1	1.25mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	43d	1	1.26mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	43d	1	1.27mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	12d	7	1.30mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	1d	23	1.39mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $159,999 Pending 13 DOM
2. 2026-06-04
   statusdays on market $159,999 Active Under Contract 12 DOM
3. 2026-06-03
   days on market $159,999 Active 11 DOM
4. 2026-06-02
   days on market $159,999 Active 10 DOM
5. 2026-06-01
   days on market $159,999 Active 9 DOM
6. 2026-05-31
   days on market $159,999 Active 8 DOM
7. 2026-05-19
   listed $159,999 Active

   Show marketing remark (443 chars)

   Investor special in Decatur! Opportunity awaits with this three-bedroom, two full bath brick ranch home situated on a spacious corner lot at the entrance of the subdivision. This property offers strong potential for a full renovation or investment project with a functional floor plan, large living space, and spacious fenced backyard. Ideal for investors, rehabbers, or buyers utilizing renovation financing. Bring your contractor and vision.

8. 2026-05-19
   listed $159,999 New 443-char remark

   Show marketing remark (443 chars)

   Investor special in Decatur! Opportunity awaits with this three-bedroom, two full bath brick ranch home situated on a spacious corner lot at the entrance of the subdivision. This property offers strong potential for a full renovation or investment project with a functional floor plan, large living space, and spacious fenced backyard. Ideal for investors, rehabbers, or buyers utilizing renovation financing. Bring your contractor and vision.

ⓘ 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: $2,353 · $196/mo
• Projected year-2 tax: $2,353 · $196/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 · 18 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: $22,508
• − Mortgage interest: −$8,962
• − Property taxes: −$2,353
• − Insurance: −$800
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$4,655
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $4,047/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

• Census place: Panthersville, GA
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $159,999 GAMLS
• 2026-05-19 Listed $159,999 FMLS

Property tax history

+3.4%/yr

Latest (2025): $2,353 · +17.4% YoY. Source: county tax records.