3232 Abbeywood Dr · Panthersville, GA 30034

$80,000

2 bd · 1.0 ba · 808 sqft · Condo public records · 234 Days on market

Built 1969 $99/sqft · 24% below area Est $105k · 24% under $227/mo HOA · 18% of rent ↓ 36% 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 +26.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• 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 to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you'll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances-perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can't be beat-enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you're a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive-a place you'll be proud to call home!

Key facts

• Upgraded bathroom
• Gated community
• Modern kitchen

Tags

• FULLY RENOVATED CONDO
• MODERN KITCHEN
• UPDATED CABINETRY
• STAINLESS STEEL APPLIANCES
• UPGRADED BATHROOM
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 234 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1969 — 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: 1.62% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 5.2

CMA / ARV

• ARV (median comp): $105,355
• List price: $80,000
• Delta: -24.07%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-849
• Equity at exit: $11,928

10-year hold

• IRR: 7.7%
• Equity multiple: 1.56×
• Total profit: $12,458
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$420
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$33
• HOA: −$227
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $204

Break-even live

Break-even rent $1,034

Max offer price $80,000

Occupancy floor 79%

Sensitivity live

Price	-10% $249	-5% $227	+0% $204	+5% $181	+10% $159
Rent	-10% $102	-5% $153	+0% $204	+5% $255	+10% $306
Rate	-1.0pp $244	-0.5pp $224	base $204	+0.5pp $183	+1.0pp $162

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2470 Glenrock Dr Unit B Decatur, GA	1.0	1.0	547	$960	$1.76	21d	1	0.34mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,250	$1.43	0d	12	0.58mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	21d	1	0.77mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,147	$1.03	25d	1	0.78mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	0d	27	0.86mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	2d	11	0.94mi
2889 Panthersville Rd Decatur, GA	1.0	1.0	750	$924	$1.23	16d	17	1.15mi
2889 Panthersville Rd Unit 95C Decatur, GA	1.0	1.0	750	$899	$1.20	5d	1	1.15mi
2889 Panthersville Rd Unit 99K Decatur, GA	1.0	1.0	750	$899	$1.20	25d	1	1.15mi
2889 Panthersville Rd Unit 93J Decatur, GA	1.0	1.0	750	$949	$1.27	5d	1	1.15mi
2889 Panthersville Rd Unit 99L Decatur, GA	1.0	1.0	750	$949	$1.27	19d	1	1.15mi
2015 Oak Park Ln Decatur, GA	3.0	2.5	871	$1,400	$1.61	25d	1	1.26mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	21d	31	1.32mi
2571 Candler Rd Decatur, GA	1.0–2.0	1.0–2.0	901	$1,149	$1.27	13d	121	1.34mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.34mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	4d	1	1.34mi
2425 Candler Rd Unit 2425-B1 Decatur, GA	1.0	1.0	804	$1,140	$1.42	2d	1	1.36mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,199	$1.20	16d	18	1.37mi
2425 Candler Rd Decatur, GA	1.0	1.0	804	$1,225	$1.52	44d	1	1.37mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	1.39mi

HOA detail condo

• Monthly dues: $227 · $2,724/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $80,000 Active 234 DOM
2. 2026-06-17
   days on market $80,000 Active 233 DOM
3. 2026-06-16
   days on market $80,000 Active 232 DOM
4. 2026-06-15
   days on market $80,000 Active 231 DOM
5. 2026-06-13
   days on market $80,000 Active 229 DOM
6. 2026-06-09
   days on market $80,000 Active 225 DOM
7. 2026-06-08
   days on market $80,000 Active 224 DOM
8. 2026-06-07
   days on market $80,000 Active 223 DOM
9. 2026-06-04
   days on market $80,000 Active 220 DOM
10. 2026-06-03
    days on market $80,000 Active 219 DOM
11. 2026-06-02
    days on market $80,000 Active 218 DOM
12. 2026-06-01
    days on market $80,000 Active 217 DOM
13. 2026-05-31
    days on market $80,000 Active 216 DOM
14. 2026-04-27
    price $80,000 1434-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

15. 2026-04-27
    price $80,000 1476-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

16. 2026-03-15
    price $90,000 1434-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

17. 2026-03-15
    price $90,000 1476-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

18. 2026-02-09
    historical
19. 2026-02-07
    price $105,000 1476-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

20. 2025-11-15
    price $110,000 1476-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

21. 2025-10-27
    listed $105,000 New 1434-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

22. 2025-10-27
    listed $113,000 Active 1476-char remark

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

23. 2025-10-27
    listed $105,000 New

    Show marketing remark (1476 chars)

    Welcome to 3232 Abbeywood Drive, a beautifully fully renovated condo nestled in the heart of Decatur, Georgia! This charming 2-bedroom, 1-bath home has been completely transformed from top to bottom with a fresh, modern design and no expense spared. From the moment you step inside, you’ll fall in love with the open, airy layout and stylish finishes that make this condo feel brand new. The bright and spacious living area flows seamlessly into a modern kitchen, featuring sleek countertops, updated cabinetry, and stainless steel appliances—perfect for cooking and entertaining. Every inch of this home has been thoughtfully updated, including new flooring, fresh paint, contemporary lighting, and a fully upgraded bathroom that exudes spa-like comfort. Located in a gated community, residents enjoy access to a sparkling neighborhood pool, beautifully maintained grounds, and a peaceful environment with a true sense of community. The location can’t be beat—enjoy quick access to I-285, local shopping, restaurants, and schools, with an easy commute to downtown Atlanta. Whether you’re a first-time homebuyer, investor, or simply looking to downsize, this property is an incredible opportunity. Why rent when you can own this stunning, move-in-ready condo at an unbeatable price point? Experience modern living, unbeatable convenience, and the pride of homeownership at 3232 Abbeywood Drive—a place you’ll be proud to call home!

24. 2025-09-07
    historical
25. 2025-08-12
    historical
26. 2025-08-08
    status New
27. 2025-08-06
    status Active
28. 2025-08-02
    historical
29. 2025-07-29
    listed $122,000 Active
30. 2025-07-29
    listed $122,000 New
31. 2025-07-14
    status Active
32. 2025-07-14
    historical
33. 2025-07-13
    historical
34. 2025-07-13
    historical
35. 2025-07-01
    status Active
36. 2025-07-01
    status Back On Market
37. 2025-06-30
    historical
38. 2025-06-30
    historical
39. 2025-06-29
    status Active
40. 2025-06-23
    historical
41. 2025-06-05
    price $122,499
42. 2025-06-05
    price $122,499
43. 2025-05-24
    listed $124,999 Active
44. 2025-05-24
    listed $124,999 New

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 · 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: $15,512
• − Mortgage interest: −$4,481
• − Property taxes: −$1,648
• − Insurance: −$400
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$2,724
• − Depreciation: −$2,327
• Taxable income: $1,449
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,100/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

-36.0% since first listed

31 events — show timeline

• 2026-04-27 Price Changed $80,000 GAMLS
• 2026-04-27 Price Changed $80,000 FMLS
• 2026-03-15 Price Changed $90,000 GAMLS
• 2026-03-15 Price Changed $90,000 FMLS
• 2026-02-09 Listing Removed — GAMLS
• 2026-02-07 Price Changed $105,000 FMLS
• 2025-11-15 Price Changed $110,000 FMLS
• 2025-10-27 Listed $105,000 GAMLS
• 2025-10-27 Listed $113,000 FMLS
• 2025-10-27 Listed $105,000 GAMLS
• 2025-09-07 Listing Removed — FMLS
• 2025-08-12 Listing Removed — GAMLS
• 2025-08-08 Relisted — GAMLS
• 2025-08-06 Relisted — FMLS
• 2025-08-02 Listing Removed — GAMLS
• 2025-07-29 Listed $122,000 GAMLS
• 2025-07-29 Listed $122,000 FMLS
• 2025-07-14 Relisted — FMLS
• 2025-07-14 Listing Removed — FMLS
• 2025-07-13 Listing Removed — GAMLS
• 2025-07-13 Listing Removed — FMLS
• 2025-07-01 Relisted — FMLS
• 2025-07-01 Relisted — GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-29 Relisted — FMLS
• 2025-06-23 Listing Removed — FMLS
• 2025-06-05 Price Changed $122,499 FMLS
• 2025-06-05 Price Changed $122,499 GAMLS
• 2025-05-24 Listed $124,999 GAMLS
• 2025-05-24 Listed $124,999 FMLS

Property tax history

+6.7%/yr

Latest (2025): $1,648 · -5.8% YoY. Source: county tax records.