3699 Cameron Hills Pl · Panthersville, GA 30294

$314,900

6 bd · 4.0 ba · 2,396 sqft · SingleFamily public records · 63 Days on market

Built 1998 1.30 ac lot $131/sqft · 26% above area Est $379k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

Key facts

• Black appliances
• Granite countertops
• 1.3 acre lot

Tags

• FULLY FINISHED BASEMENT
• GRANITE COUNTERTOPS
• BLACK APPLIANCES
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (21.0% below list).
• Recommended offer: $249k (21.0% 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-, 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 fast (+4.6%/yr); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/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 $9k 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 63 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 15y 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 $229k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $248,678 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $379,390
• List price: $314,900
• Delta: -17.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3680 Cameron Hills Pl	0.05mi	5/2.5 (-1)	2,180 (-9%)	3mo	$255,000	$117	69
3707 Cameron Hills Pl	0.03mi	5/2.5 (-1)	2,210 (-8%)	6mo	$275,000	$124	69
3643 John Carrol Dr	0.41mi	6/3.0	2,562 (+7%)	4mo	$340,000	$133	62
4411 Flakes Mill Rd	0.64mi	6/3.0	2,471 (+3%)	12mo	$284,999	$115	51
3233 Rockmill Dr	0.71mi	6/3.5	2,545 (+6%)	5mo	$300,000	$118	50
3999 Wabash Ln	0.44mi	5/3.5 (-1)	2,142 (-11%)	9mo	$245,000	$114	47
4364 River Rd	0.58mi	6/3.0	2,211 (-8%)	11mo	$940,000	$425	47
3373 Garden Mill Ln	0.70mi	5/3.0 (-1)	2,580 (+8%)	1mo	$305,000	$118	45
3354 Garden Mill Ter	0.74mi	5/2.5 (-1)	2,396 (0%)	14mo	$266,000	$111	43
3840 Brown Dr	0.63mi	6/3.5	2,704 (+13%)	23mo	$335,000	$124	28

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.24×
• Total profit: $-66,669
• Equity at exit: $46,953

10-year hold

• IRR: -11.8%
• Equity multiple: 0.25×
• Total profit: $-66,236
• Equity at exit: $27,227

Cash invested: $88,172 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$491 /mo · $5,896/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-309

Break-even live

Break-even rent $2,878

Max offer price $260,252

Occupancy floor —

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3843 Chimney Ridge Ct Ellenwood, GA	5.0	3.0	1912	$1,945	$1.02	44d	1	0.45mi

Listing history 50 events

1. 2026-06-18
   days on market $314,900 Active 63 DOM
2. 2026-06-17
   statusdays on market $314,900 Active 62 DOM
3. 2026-06-13
   statusdays on market $314,900 Pending 61 DOM
4. 2026-06-09
   days on market $314,900 Active 60 DOM
5. 2026-06-08
   days on market $314,900 Active 59 DOM
6. 2026-06-07
   days on market $314,900 Active 58 DOM
7. 2026-06-04
   days on market $314,900 Active 55 DOM
8. 2026-06-03
   days on market $314,900 Active 54 DOM
9. 2026-06-02
   days on market $314,900 Active 53 DOM
10. 2026-06-01
    days on market $314,900 Active 52 DOM
11. 2026-05-31
    days on market $314,900 Active 51 DOM
12. 2026-05-08
    price $314,900 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

13. 2026-05-08
    price $314,900 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

14. 2026-05-05
    status Back On Market 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

15. 2026-05-05
    status Active 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

16. 2026-03-30
    status Under Contract 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

17. 2026-03-30
    status Pending 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

18. 2026-03-05
    listed $319,900 New 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

19. 2026-03-05
    listed $319,900 Active 645-char remark

    Show marketing remark (645 chars)

    This move-in ready 6-bedroom, 4-bathroom home offers an expansive and versatile layout, highlighted by a fully finished basement that significantly extends the living space. The interior features a practical blend of vinyl, laminate, and plush carpet flooring, creating a comfortable and low-maintenance environment throughout. The kitchen serves as a central hub, equipped with elegant granite countertops and a full suite of black appliances. With six spacious bedrooms, four full baths, and a dedicated laundry room, this home provides the ultimate flexibility for large households, multi-generational living, or premium guest accommodations.

20. 2022-03-01
    price $2,195
21. 2021-04-13
    soldstatus $229,000
22. 2021-03-09
    soldstatus $229,000 Sold
23. 2021-02-02
    status Pending Offer Approval
24. 2021-02-02
    price $240,000
25. 2021-02-02
    price $235,000
26. 2021-01-31
    listed $225,000 New
27. 2016-09-27
    soldstatus $102,000
28. 2015-11-14
    price $58,000
29. 2013-05-15
    soldstatus $63,000
30. 2012-02-07
    soldstatus $79,500
31. 2012-01-30
    historical
32. 2012-01-17
    soldstatus $58,000 Sold
33. 2012-01-17
    soldstatus $58,000 Sold
34. 2012-01-01
    status Under Contract
35. 2011-12-30
    status Pending
36. 2011-12-30
    price $72,000
37. 2011-12-25
    status Back On Market
38. 2011-12-23
    status Active
39. 2011-10-16
    status Under Contract
40. 2011-10-15
    status Pending
41. 2011-10-08
    status Back On Market
42. 2011-10-07
    status Under Contract
43. 2011-10-07
    status Active
44. 2011-10-06
    status Pending
45. 2011-09-30
    status Back On Market
46. 2011-09-29
    status Active
47. 2011-09-24
    status Under Contract
48. 2011-09-23
    status Pending
49. 2011-09-17
    price $72,000 Reduced
50. 2011-09-16
    price $72,000

ⓘ 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: $5,896 · $491/mo
• Projected year-2 tax: $5,896 · $491/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 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,841
• − Mortgage interest: −$17,639
• − Property taxes: −$5,896
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$9,161
• Taxable loss: −$9,204
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-1,503/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: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+15645.0% since first listed

44 events — show timeline

• 2026-05-08 Price Changed $314,900 GAMLS
• 2026-05-08 Price Changed $314,900 FMLS
• 2026-05-05 Relisted — GAMLS
• 2026-05-05 Relisted — FMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-30 Pending — FMLS
• 2026-03-05 Listed $319,900 FMLS
• 2026-03-05 Listed $319,900 GAMLS
• 2022-03-01 Price Changed $2,195 RENT.
• 2021-04-13 Sold (Public Records) $229,000 Public Records
• 2021-03-09 Sold (MLS) $229,000 GAMLS
• 2021-02-02 Pending — GAMLS
• 2021-02-02 Price Changed $235,000 GAMLS
• 2021-02-02 Price Changed $240,000 GAMLS
• 2021-01-31 Listed $225,000 GAMLS
• 2016-09-27 Sold (Public Records) $102,000 Public Records
• 2015-11-14 Price Changed $58,000 GAMLS
• 2013-05-15 Sold (Public Records) $63,000 Public Records
• 2012-02-07 Sold (Public Records) $79,500 Public Records
• 2012-01-30 Listing Removed — FMLS
• 2012-01-17 Sold (MLS) $58,000 GAMLS
• 2012-01-17 Sold (MLS) $58,000 FMLS
• 2012-01-01 Pending — GAMLS
• 2011-12-30 Pending — FMLS
• 2011-12-30 Price Changed $72,000 GAMLS
• 2011-12-25 Relisted — GAMLS
• 2011-12-23 Relisted — FMLS
• 2011-10-16 Pending — GAMLS
• 2011-10-15 Pending — FMLS
• 2011-10-08 Relisted — GAMLS
• 2011-10-07 Pending — GAMLS
• 2011-10-07 Relisted — FMLS
• 2011-10-06 Pending — FMLS
• 2011-09-30 Relisted — GAMLS
• 2011-09-29 Relisted — FMLS
• 2011-09-24 Pending — GAMLS
• 2011-09-23 Pending — FMLS
• 2011-09-17 Price Changed $72,000 GAMLS
• 2011-09-16 Price Changed $72,000 FMLS
• 2011-08-08 Listed $80,000 GAMLS
• 2011-08-05 Listed $80,000 FMLS
• 2006-10-30 Sold (Public Records) $216,300 Public Records
• 1999-06-11 Sold (Public Records) $170,000 Public Records
• 1997-01-02 Sold (Public Records) $2,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,896 · -1.2% YoY. Source: county tax records.