3575 Oakvale Rd #911 · Panthersville, GA 30034

$97,500

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 217 Days on market

Built 1974 $85/sqft · at area comps Est $95k · at est. $250/mo HOA · 15% of rent ↓ 30% since listing

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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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• 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 MLS

Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

Key facts

• $250 HOA
• Built 1974
• Listed 217 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 31 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 31% 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 $674 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y ago; this cycle's ask is 6864% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $85,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.67% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 5.0

CMA / ARV

• ARV (median comp): $94,754
• List price: $97,500
• Delta: 2.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,132
• Equity at exit: $14,538

10-year hold

• IRR: 12.6%
• Equity multiple: 1.96×
• Total profit: $26,147
• Equity at exit: $8,430

Cash invested: $27,300 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$511
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$41
• HOA: −$250
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $331

Break-even live

Break-even rent $1,210

Max offer price $97,500

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	15d	4	0.04mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	21d	1	0.07mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	1d	1	0.12mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	24d	1	0.52mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	43d	1	0.53mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	43d	1	0.53mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	18d	1	0.53mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	43d	1	0.55mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	0.55mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	24d	1	0.57mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	43d	1	0.62mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	43d	1	0.64mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	43d	1	0.66mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,743	$1.40	5d	1	0.67mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,860	$1.45	1d	1	0.82mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	43d	1	0.83mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	43d	1	0.87mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	3d	17	0.89mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	43d	1	0.92mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	24d	1	0.95mi
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	24d	1	0.95mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	20d	1	0.96mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	1d	34	1.05mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	43d	1	1.22mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	18d	1	1.22mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	12d	7	1.23mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	43d	1	1.31mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	43d	1	1.32mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	1d	51	1.38mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	20d	31	1.41mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	2d	1	1.44mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $97,500 Active 217 DOM
2. 2026-06-17
   days on market $97,500 Active 216 DOM
3. 2026-06-16
   days on market $97,500 Active 215 DOM
4. 2026-06-15
   days on market $97,500 Active 214 DOM
5. 2026-06-13
   days on market $97,500 Active 212 DOM
6. 2026-06-09
   days on market $97,500 Active 208 DOM
7. 2026-06-08
   days on market $97,500 Active 207 DOM
8. 2026-06-07
   days on market $97,500 Active 206 DOM
9. 2026-06-04
   days on market $97,500 Active 203 DOM
10. 2026-06-03
    days on market $97,500 Active 202 DOM
11. 2026-06-02
    days on market $97,500 Active 201 DOM
12. 2026-06-01
    days on market $97,500 Active 200 DOM
13. 2026-05-31
    days on market $97,500 Active 199 DOM
14. 2026-04-30
    price $97,500 357-char remark

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

15. 2026-04-30
    historical

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

16. 2026-02-27
    price $99,500 357-char remark

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

17. 2026-02-27
    historical

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

18. 2026-02-14
    listed $1,400
19. 2026-01-15
    price $105,000 357-char remark

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

20. 2026-01-15
    price $105,000

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

21. 2025-12-31
    historical
22. 2025-11-11
    listed $120,000 New

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

23. 2025-11-11
    listed $120,000 Active 357-char remark

    Show marketing remark (357 chars)

    Great investment opportunity! This 2-bedroom, 2-bathroom condominium offers strong rental potential and low-maintenance living. Features include an open layout, functional kitchen, and spacious bedrooms. Conveniently located near schools, shopping, and transportation-this unit is ready to generate steady income or serve as a comfortable primary residence.

24. 2025-11-08
    historical
25. 2025-11-07
    listed $97,500 New
26. 2025-11-07
    listed $99,500 New
27. 2025-11-07
    listed $120,000 New
28. 2022-04-13
    soldstatus $93,000
29. 2022-04-06
    soldstatus $93,000 Closed
30. 2022-04-06
    soldstatus $93,000 Sold
31. 2022-04-05
    historical Active Under Contract
32. 2022-04-05
    status Under Contract
33. 2022-03-15
    listed $89,900 Active
34. 2022-03-15
    listed $89,900 New
35. 2020-06-02
    soldstatus $25,000
36. 2020-05-29
    soldstatus $25,000 Closed
37. 2020-05-29
    soldstatus $25,000 Sold
38. 2020-05-14
    status Under Contract
39. 2020-05-14
    status Pending
40. 2020-05-06
    listed $30,000 Active
41. 2020-05-06
    listed $30,000 New
42. 2016-01-12
    price $20,000
43. 2015-12-24
    soldstatus $25,000
44. 2015-12-17
    soldstatus $20,000 Sold
45. 2015-12-17
    soldstatus $25,000 Sold
46. 2015-12-15
    status Pending Offer Approval
47. 2015-12-14
    listed $25,000 Active
48. 2015-10-22
    historical
49. 2015-10-22
    price $25,000
50. 2015-09-23
    listed $25,000

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 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: $19,548
• − Mortgage interest: −$5,462
• − Property taxes: −$1,851
• − Insurance: −$488
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$3,000
• − Depreciation: −$2,836
• Taxable income: $2,784
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,301/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

-29.7% since first listed

39 events — show timeline

• 2026-04-30 Price Changed $97,500 FMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-02-27 Price Changed $99,500 FMLS
• 2026-02-27 Listing Removed — GAMLS
• 2026-02-14 Listed for Rent $1,400 GAMLS
• 2026-01-15 Price Changed $105,000 FMLS
• 2026-01-15 Price Changed $105,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-11 Listed $120,000 GAMLS
• 2025-11-11 Listed $120,000 FMLS
• 2025-11-08 Coming Soon — GAMLS
• 2025-11-07 Listed $120,000 GAMLS
• 2025-11-07 Listed $99,500 GAMLS
• 2025-11-07 Listed $97,500 GAMLS
• 2022-04-13 Sold (Public Records) $93,000 Public Records
• 2022-04-06 Sold (MLS) $93,000 GAMLS
• 2022-04-06 Sold (MLS) $93,000 FMLS
• 2022-04-05 Contingent — FMLS
• 2022-04-05 Pending — GAMLS
• 2022-03-15 Listed $89,900 GAMLS
• 2022-03-15 Listed $89,900 FMLS
• 2020-06-02 Sold (Public Records) $25,000 Public Records
• 2020-05-29 Sold (MLS) $25,000 GAMLS
• 2020-05-29 Sold (MLS) $25,000 FMLS
• 2020-05-14 Pending — GAMLS
• 2020-05-14 Pending — FMLS
• 2020-05-06 Listed $30,000 GAMLS
• 2020-05-06 Listed $30,000 FMLS
• 2016-01-12 Price Changed $20,000 GAMLS
• 2015-12-24 Sold (Public Records) $25,000 Public Records
• 2015-12-17 Sold (MLS) $20,000 GAMLS
• 2015-12-17 Sold (MLS) $25,000 FMLS
• 2015-12-15 Pending — FMLS
• 2015-12-14 Listed $25,000 FMLS
• 2015-10-22 Price Changed $25,000 GAMLS
• 2015-10-22 Listing Removed — GAMLS
• 2015-09-23 Listed $25,000 GAMLS
• 2006-06-19 Sold (Public Records) $34,500 Public Records
• 2003-11-19 Sold (Public Records) $138,700 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,851 · +3.7% YoY. Source: county tax records.