2411 Mills Bnd · Panthersville, GA 30034

$250,000

4 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 20 Days on market

Built 1998 7,840 sqft lot Est $229k · 9% over

---

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).

• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• ARV discount +3.4/15.0
• 1% rule +3.3/10.0
• 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

Welcome home to this beautifully updated property in an unbeatable Decatur location! Featuring NEW granite countertops in the kitchen and a NEW roof, both completed in 2024, this home offers stylish updates and peace of mind for years to come. The open-concept floor plan is filled with natural light and showcases vaulted ceilings and a cozy fireside living room, creating the perfect space for relaxing or entertaining. The kitchen opens to a private deck overlooking the backyard - ideal for morning coffee, outdoor dining, or quiet evenings at home. The spacious primary suite includes a custom California Closet system for exceptional organization and storage, as well as an ensuite bathroom with separate shower and soaking tub! Conveniently located near all major highways, this home is approximately 10-15 minutes to Downtown Atlanta and just 15-20 minutes to Hartsfield-Jackson Atlanta International Airport, making commuting and travel incredibly easy. Don't miss this move-in ready home that combines comfort, updates, and location all in one!

Key facts

• Updated property
• Private deck
• Granite countertops

Tags

• UPDATED PROPERTY
• GRANITE COUNTERTOPS
• NEW ROOF
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE DECK
• CALIFORNIA CLOSET SYSTEM

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Multi/split levels; Resale property; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Private entrance; Private yard; Deck; Rain gutters; Satellite dish

Interior

• Kitchen: Stone counters and stained cabinets; Dishwasher; Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: Master on main; One upper-level bedroom, two lower-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower and soaking tub
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric system: 110 volts
• Interior features: Vaulted ceilings; Living room fireplace
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $5 ($60/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.7% below list).
• Recommended offer: $208k (16.7% below list) — sets the bar for 1% rule.

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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 39% 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 $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $128k; list at $250k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,273 (16.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $229,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2426 Corner Shoals Dr	0.16mi	3/2.5 (-1)	1,458 (-5%)	4mo	$244,000	$167	74
2499 Shiloh Dr	0.36mi	4/2.0	1,473 (-4%)	7mo	$207,000	$141	72
2751 Lloyd Rd	0.40mi	4/2.0	1,576 (+3%)	8mo	$212,000	$135	70
2655 Brandenberry Dr	0.30mi	3/3.0 (-1)	1,560 (+2%)	9mo	$297,000	$190	66
2457 Shiloh Dr	0.28mi	4/2.0	1,703 (+12%)	7mo	$255,000	$150	62
2492 Deep Shoals Cir	0.25mi	3/2.0 (-1)	1,328 (-13%)	2mo	$205,000	$154	60
2149 Shoals Way	0.63mi	4/2.5	1,561 (+2%)	10mo	$253,000	$162	57
2830 Petersburg Ct	0.38mi	3/1.5 (-1)	1,375 (-10%)	3mo	$152,700	$111	56
2660 Brandenberry Dr	0.26mi	3/2.5 (-1)	1,729 (+13%)	6mo	$245,000	$142	54
2522 Corner Shoals Dr	0.32mi	3/2.5 (-1)	1,724 (+13%)	8mo	$220,000	$128	50
2333 Oakridge Ct	0.47mi	5/3.0 (+1)	1,344 (-12%)	5mo	$165,000	$123	45
2255 Haverford Dr	0.70mi	3/2.0 (-1)	1,310 (-14%)	1mo	$252,650	$193	38

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-41,919
• Equity at exit: $37,276

10-year hold

• IRR: -10.5%
• Equity multiple: 0.38×
• Total profit: $-43,061
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $5

Break-even live

Break-even rent $2,076

Max offer price $250,000

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2614 Mills Commons Dr Decatur, GA	4.0	2.5	1968	$2,495	$1.27	44d	1	0.20mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$2,000	$1.74	18d	1	0.21mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$1,800	$1.57	17d	1	0.21mi
2510 Corner Shoals Dr Decatur, GA	3.0	2.0	1065	$1,723	$1.62	21d	1	0.30mi
2537 Corner Shoals Dr Decatur, GA	3.0	2.0	1416	$1,690	$1.19	21d	1	0.37mi
2612 Dawn Dr Decatur, GA	4.0	3.0	1906	$1,850	$0.97	22d	1	0.40mi
2739 Sherlock Dr Decatur, GA	4.0	2.0	1763	$1,886	$1.07	44d	1	0.45mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	44d	1	0.45mi
2891 Bianca Ct Decatur, GA	5.0	2.5	2024	$2,799	$1.38	44d	1	0.46mi
2851 Lloyd Rd Decatur, GA	3.0	2.5	1802	$2,150	$1.19	24d	1	0.48mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	0.54mi
2447 Whites Mill Ln Decatur, GA	4.0	2.5	2050	$2,349	$1.15	44d	1	0.68mi
2407 Summerland Dr Decatur, GA	3.0	2.0	1515	$1,800	$1.19	2d	1	0.71mi
3315 Flat Shoals Rd Decatur, GA	3.0	2.0	1765	$1,950	$1.10	44d	1	0.74mi
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	44d	1	0.76mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	44d	1	0.78mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	44d	1	0.78mi
3220 Tarian Way Decatur, GA	3.0	2.5	1572	$2,200	$1.40	13d	1	0.79mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	44d	1	0.86mi
2842 Zane Grey Dr SE Atlanta, GA	3.0	2.0	2225	$2,065	$0.93	2d	1	0.86mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	44d	1	0.88mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	0.93mi
2246 Whites Mill Rd Decatur, GA	3.0	1.5	1448	$1,600	$1.10	19d	1	1.01mi
2410 Lafortune Dr Decatur, GA	3.0	2.0	2115	$1,973	$0.93	44d	1	1.01mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	2d	23	1.04mi
2019 Knight Ct Atlanta, GA	4.0	2.0	1590	$1,900	$1.19	5d	1	1.06mi
2210 Whites Mill Rd Decatur, GA	3.0	1.0	1194	$1,750	$1.47	44d	1	1.09mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	24d	1	1.10mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	15d	18	1.10mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	1.10mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	1.10mi
2461 Fontaine Cir Decatur, GA	3.0	2.0	1193	$1,795	$1.50	24d	1	1.11mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	1.15mi
2474 Ousley Ct Decatur, GA	5.0	3.5	1800	$2,300	$1.28	13d	1	1.20mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	44d	1	1.20mi
2529 Habersham Dr Decatur, GA	4.0	2.0	1272	$7,895	$6.21	21d	1	1.21mi
2524 Habersham Dr Decatur, GA	3.0	1.0	1251	$1,395	$1.12	5d	1	1.24mi
2191 Greystone Way Decatur, GA	3.0	1.0	1053	$1,800	$1.71	44d	1	1.25mi
3190 Clifton Church Rd SE Atlanta, GA	3.0	2.0	2004	$1,818	$0.91	24d	1	1.29mi
3054 Will Rogers Pl SE Atlanta, GA	3.0	2.0	1050	$2,600	$2.48	44d	1	1.34mi

Listing history 13 events

1. 2026-06-18
   days on market $250,000 Active 20 DOM
2. 2026-06-17
   days on market $250,000 Active 19 DOM
3. 2026-06-16
   days on market $250,000 Active 18 DOM
4. 2026-06-15
   days on market $250,000 Active 17 DOM
5. 2026-06-13
   days on market $250,000 Active 15 DOM
6. 2026-06-09
   days on market $250,000 Active 11 DOM
7. 2026-06-08
   days on market $250,000 Active 10 DOM
8. 2026-06-07
   days on market $250,000 Active 9 DOM
9. 2026-06-04
   days on market $250,000 Active 6 DOM
10. 2026-06-03
    days on market $250,000 Active 5 DOM
11. 2026-06-02
    days on market $250,000 Active 4 DOM
12. 2026-06-01
    days on market $250,000 Active 3 DOM
13. 2026-05-31
    days on market $250,000 Active 2 DOM

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $2,702 · $225/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 5/10 Major 7 d/yr ≥105°F today · 17 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: $24,993
• − Mortgage interest: −$14,004
• − Property taxes: −$2,702
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$7,273
• Taxable loss: −$4,235
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $1,076/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

+6381.7% since first listed

6 events — show timeline

• 2026-05-29 Listed $250,000 FMLS
• 2026-05-29 Listed $250,000 GAMLS
• 2007-09-06 Sold (Public Records) $128,000 Public Records
• 2007-08-29 Sold (MLS) $128,000 FMLS
• 2007-05-05 Listed $134,900 FMLS
• 1994-10-18 Sold (Public Records) $3,857 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,702 · +8.8% YoY. Source: county tax records.