2459 Rockknoll Dr · Panthersville, GA 30288

$173,000

3 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 87 Days on market

Built 1968 0.35 ac lot $85/sqft · 34% below area Est $261k · 34% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.
• 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: Oakcliff Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 660 students, 94% FRL); Cedar Grove Middle School (math 2% / reading 17%, grade F, #433 of 470 statewide, top 93%, 777 students, 100% FRL); Cedar Grove High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,123 students, 100% FRL) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $2,179/mo this rent would consume 51% of the median local household income ($52k/yr) (locally 213% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 87 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $162,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.6

CMA / ARV

• ARV (median comp): $261,109
• List price: $173,000
• Delta: -33.74%
• 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
2432 Pendergrass Ln	0.05mi	4/2.5 (+1)	2,101 (+4%)	13mo	$230,350	$110	73
3880 Micah Ln	0.40mi	4/2.5 (+1)	2,086 (+3%)	2mo	$267,500	$128	68
3884 Blue Granite Way	0.27mi	4/2.5 (+1)	1,966 (-3%)	14mo	$260,000	$132	64
3884 Rockey Valley Dr	0.42mi	4/2.0 (+1)	2,000 (-1%)	15mo	$175,000	$88	61
2600 Waterfall Ct	0.67mi	3/2.5	1,912 (-6%)	0mo	$229,900	$120	57
3653 Broad River Ct	0.65mi	3/3.0	2,082 (+3%)	5mo	$265,000	$127	57
2490 Riverwood Spg	0.42mi	4/3.0 (+1)	2,154 (+6%)	6mo	$305,000	$142	55
2591 Waterfall Ct	0.65mi	3/2.5	1,990 (-2%)	18mo	$285,000	$143	50
2557 Tolliver Dr	0.38mi	4/2.5 (+1)	2,310 (+14%)	14mo	$270,000	$117	40
4216 Connor Dr	0.68mi	3/2.0	1,790 (-12%)	12mo	$70,000	$39	39
3791 River Lake Shr	0.55mi	4/2.5 (+1)	1,792 (-12%)	13mo	$235,000	$131	38
2214 River Rd	0.73mi	3/2.5	1,800 (-11%)	11mo	$178,000	$99	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,996
• Equity at exit: $25,795

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $32,083
• Equity at exit: $14,958

Cash invested: $48,440 (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 30288

• Home prices YoY: -12.9%
• Active inventory: 50
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$907
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $407

Break-even live

Break-even rent $1,663

Max offer price $173,000

Occupancy floor 76%

Sensitivity live

Price	-10% $505	-5% $456	+0% $407	+5% $358	+10% $309
Rent	-10% $235	-5% $321	+0% $407	+5% $493	+10% $579
Rate	-1.0pp $494	-0.5pp $451	base $407	+0.5pp $362	+1.0pp $317

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	45d	1	0.15mi
2616 Micah Dr Ellenwood, GA	4.0	2.0	2011	$1,985	$0.99	45d	1	0.39mi
2526 Riverwood Spg Ellenwood, GA	4.0	3.0	2354	$2,460	$1.05	26d	1	0.46mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	45d	1	0.47mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	45d	1	0.49mi
2627 Tolliver Dr Unit A11 Ellenwood, GA	4.0	3.0	2650	$1,644	$0.62	45d	1	0.51mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	2300	$1,975	$0.86	6d	1	0.54mi
3784 River Lake Shr Ellenwood, GA	3.0	2.0	1775	$1,900	$1.07	22d	1	0.57mi
2269 Sage Pl Ellenwood, GA	3.0	1.5	3000	$5,000	$1.67	6d	1	0.57mi
2419 Broad River Pl Ellenwood, GA	4.0	3.0	2056	$2,431	$1.18	1d	1	0.60mi
2424 Broad River Pl Ellenwood, GA	4.0	2.5	2056	$2,250	$1.09	26d	1	0.61mi
4265 Loveless Pl Ellenwood, GA	3.0	2.0	1426	$1,715	$1.20	23d	1	0.88mi
2141 Silva Ct Conley, GA	4.0	2.5	2097	$2,180	$1.04	26d	1	0.92mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	26d	1	0.96mi
3060 Orbit Cir Ellenwood, GA	3.0	2.0	1916	$1,789	$0.93	3d	1	0.97mi
3531 Weathered Wood Dr Ellenwood, GA	3.0	2.0	2151	$2,290	$1.06	18d	1	1.03mi
2274 Silver Maple Cir Ellenwood, GA	3.0	2.5	1673	$2,000	$1.20	26d	1	1.21mi
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	45d	1	1.21mi
3581 Oakvale Falls Ct Decatur, GA	3.0	2.5	1998	$2,080	$1.04	45d	1	1.27mi
2882 Ward Lake Way Ellenwood, GA	3.0	2.5	1685	$1,676	$0.99	45d	1	1.29mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	26d	1	1.30mi
3912 Old Ivy Ct Ellenwood, GA	3.0	1.5	1718	$2,000	$1.16	45d	1	1.32mi
4153 Ward Lake Trl Ellenwood, GA	3.0	2.0	1460	$1,930	$1.32	45d	1	1.35mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	23d	1	1.36mi
4197 Grant Forest Cir Ellenwood, GA	4.0	2.5	2208	$2,300	$1.04	45d	1	1.37mi
2010 Redwood Trce Ellenwood, GA	4.0	2.5	2036	$2,079	$1.02	23d	1	1.37mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	17d	4	1.41mi
1997 Boulder Gate Dr Ellenwood, GA	4.0	3.5	2506	$2,430	$0.97	45d	1	1.47mi
2943 Duncan Pl Decatur, GA	4.0	2.5	2168	$2,800	$1.29	45d	1	1.47mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	1d	1	1.49mi
3848 Laurenhill Ln Decatur, GA	3.0	2.5	1834	$1,900	$1.04	6d	1	1.49mi

Listing history 31 events

1. 2026-06-21
   days on market $173,000 Active 87 DOM
2. 2026-06-18
   days on market $173,000 Active 84 DOM
3. 2026-06-17
   days on market $173,000 Active 83 DOM
4. 2026-06-16
   days on market $173,000 Active 82 DOM
5. 2026-06-15
   days on market $173,000 Active 81 DOM
6. 2026-06-13
   days on market $173,000 Active 79 DOM
7. 2026-06-09
   days on market $173,000 Active 75 DOM
8. 2026-06-08
   days on market $173,000 Active 74 DOM
9. 2026-06-07
   pricedays on market $173,000 Active 73 DOM
10. 2026-06-04
    days on market $178,000 Active 70 DOM
11. 2026-06-03
    days on market $178,000 Active 69 DOM
12. 2026-06-02
    days on market $178,000 Active 68 DOM
13. 2026-06-01
    days on market $178,000 Active 67 DOM
14. 2026-05-31
    days on market $178,000 Active 66 DOM
15. 2026-05-15
    price $178,000 610-char remark

    Show marketing remark (610 chars)

    Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

16. 2026-05-15
    price $178,000 610-char remark

    Show marketing remark (610 chars)

    Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

17. 2026-04-17
    price $183,000 610-char remark

    Show marketing remark (610 chars)

    Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

18. 2026-04-17
    price $183,000 610-char remark

    Show marketing remark (610 chars)

    Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

19. 2026-03-26
    listed $189,000 New 610-char remark

    Show marketing remark (610 chars)

    Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

20. 2026-03-26
    listed $189,000 Active 610-char remark

    Show marketing remark (610 chars)

    Step inside to a welcoming space that can instantly feels like home. The living area offers a comfortable setting for both relaxing evenings and hosting guests, flowing seamlessly into the dining area and kitchen for easy everyday living. Each bedroom provides a retreat with plenty of natural light, while the layout offers flexibility to fit your lifestyle. Outside, the backyard invites you to unwind, entertain, or create your own outdoor oasis. Ideally positioned with convenient access to major roadways, shopping, and dining, this home offers a perfect blend of comfort, charm, and everyday convenience.

21. 2025-06-13
    historical $2,105
22. 2025-06-11
    listed $2,105
23. 2025-03-08
    historical $1,510
24. 2025-03-06
    historical $1,510
25. 2025-03-05
    listed $1,510
26. 2025-03-03
    listed $1,510
27. 2025-02-22
    historical $1,510
28. 2024-12-05
    price $1,510
29. 2024-12-03
    listed $1,635
30. 2021-06-16
    soldstatus $5,334,391
31. 2013-09-06
    soldstatus $74,200

ⓘ 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: $4,015 · $335/mo
• Projected year-2 tax: $4,015 · $335/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,142
• − Mortgage interest: −$9,691
• − Property taxes: −$4,015
• − Insurance: −$865
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$5,033
• Taxable income: $2,356
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $4,320/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): 8,116
• Household income: $51,511
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 213.0

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 (75%)
• Race & ethnicity: Black 75% Hispanic / Latino 13% White 9% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 12% Vietnamese 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: ▼ -32.96%
• Current HPI: 222.5766
• Rent YoY: —
• 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

+139.9% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $178,000 FMLS
• 2026-05-15 Price Changed $178,000 GAMLS
• 2026-04-17 Price Changed $183,000 GAMLS
• 2026-04-17 Price Changed $183,000 FMLS
• 2026-03-26 Listed $189,000 FMLS
• 2026-03-26 Listed $189,000 GAMLS
• 2025-06-13 Rental Removed $2,105 RENTLY
• 2025-06-11 Listed for Rent $2,105 RENTLY
• 2025-03-08 Rental Removed $1,510 RENTLY
• 2025-03-06 Rental Removed $1,510 RENT.
• 2025-03-05 Listed for Rent $1,510 RENT.
• 2025-03-03 Listed for Rent $1,510 RENTLY
• 2025-02-22 Rental Removed $1,510 RENTLY
• 2024-12-05 Price Changed $1,510 RENTLY
• 2024-12-03 Listed for Rent $1,635 RENTLY
• 2021-06-16 Sold (Public Records) $5,334,391 Public Records
• 2013-09-06 Sold (Public Records) $74,200 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,015 · +0.1% YoY. Source: county tax records.