2234 Seven Oaks Cir · Panthersville, GA 30288

$194,900

3 bd · 2.0 ba · 2,244 sqft · SingleFamily public records · 111 Days on market

Built 1973 0.35 ac lot $87/sqft · 25% below area Est $258k · 25% under

---

Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.7/10.0
• 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

Situated on a level 0.350-acre lot in the established Blue Creek subdivision, this classic 4-sided brick ranch offers a spacious and versatile layout featuring 3 bedrooms and 2 full bathrooms. Built in 1973, the home spans 2,244 sq. ft. and includes standout living spaces, most notably a massive 17x21 bonus room and a bright 15x14 sunroom. The interior is centered around a cozy living room with a fireplace and is efficiently powered by central natural gas heating and electric cooling. Outside, the durable brick exterior is complemented by an attached garage and a private backyard with plenty of room for outdoor activities. Located in Conley with convenient access to the I-285 corridor and local amenities, this property combines solid construction with exceptional additional living space in Clayton County.

Key facts

• Attached garage
• Private backyard
• Bright 15x14 sunroom

Tags

• 0.350-ACRE LOT
• MASSIVE 17X21 BONUS ROOM
• BRIGHT 15X14 SUNROOM
• ATTACHED GARAGE
• PRIVATE BACKYARD
• CONVENIENT ACCESS TO I-285

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 49 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,271/mo this rent would consume 53% 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 $6k 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 111 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

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 $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.17% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (median comp): $258,151
• List price: $194,900
• Delta: -24.50%
• 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
3884 Rockey Valley Dr	0.10mi	4/2.0 (+1)	2,000 (-11%)	15mo	$175,000	$88	60
3880 Micah Ln	0.52mi	4/2.5 (+1)	2,086 (-7%)	2mo	$267,500	$128	55
3884 Blue Granite Way	0.16mi	4/2.5 (+1)	1,966 (-12%)	14mo	$260,000	$132	53
3789 Rock Hollow Ct	0.42mi	3/2.0	2,100 (-6%)	20mo	$193,000	$92	52
2432 Pendergrass Ln	0.43mi	4/2.5 (+1)	2,101 (-6%)	13mo	$230,350	$110	52
3916 Rolling Pl	0.20mi	3/2.0	1,942 (-14%)	22mo	$255,000	$131	50
4088 Smithfield Trl	0.70mi	3/2.5	2,192 (-2%)	16mo	$299,900	$137	48
2326 Tolliver Pl	0.52mi	4/3.0 (+1)	2,412 (+8%)	9mo	$285,000	$118	47
2490 Riverwood Spg	0.70mi	4/3.0 (+1)	2,154 (-4%)	6mo	$305,000	$142	46
2426 Tolliver Dr	0.63mi	3/2.5	2,492 (+11%)	7mo	$282,500	$113	44
3732 Misty Lk	0.50mi	3/2.0	2,024 (-10%)	19mo	$279,900	$138	44
1983 Smithfield Ave	0.71mi	3/2.5	1,933 (-14%)	3mo	$288,000	$149	39

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-11,060
• Equity at exit: $29,060

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $17,106
• Equity at exit: $16,851

Cash invested: $54,572 (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: 49
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$371 /mo · $4,449/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $320

Break-even live

Break-even rent $1,866

Max offer price $194,900

Occupancy floor 81%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2269 Sage Pl Ellenwood, GA	3.0	1.5	3000	$5,000	$1.67	5d	1	0.45mi
2327 Tolliver Pl Ellenwood, GA	4.0	2.5	1688	$2,111	$1.25	44d	1	0.52mi
2616 Micah Dr Ellenwood, GA	4.0	2.0	2011	$1,985	$0.99	44d	1	0.55mi
3691 Connor Dr Ellenwood, GA	3.0	3.0	1400	$1,900	$1.36	44d	1	0.61mi
3679 Bouldercrest Rd Ellenwood, GA	3.0	3.5	1500	$1,900	$1.27	44d	1	0.61mi
4149 Connor Dr Ellenwood, GA	4.0	3.0	2300	$1,975	$0.86	5d	1	0.65mi
2141 Silva Ct Conley, GA	4.0	2.5	2097	$2,180	$1.04	24d	1	0.67mi
2424 Broad River Pl Ellenwood, GA	4.0	2.5	2056	$2,250	$1.09	24d	1	0.75mi
2419 Broad River Pl Ellenwood, GA	4.0	3.0	2056	$2,511	$1.22	5d	1	0.76mi
2526 Riverwood Spg Ellenwood, GA	4.0	3.0	2354	$2,460	$1.05	24d	1	0.77mi
4265 Loveless Pl Ellenwood, GA	3.0	2.0	1426	$1,715	$1.20	22d	1	0.79mi
3060 Orbit Cir Ellenwood, GA	3.0	2.0	1916	$1,789	$0.93	2d	1	0.83mi
1952 Boulder Hills Dr Ellenwood, GA	3.0	2.0	1410	$1,875	$1.33	44d	1	0.88mi
3784 River Lake Shr Ellenwood, GA	3.0	2.0	1775	$1,900	$1.07	21d	1	0.89mi
2627 Tolliver Dr Unit A11 Ellenwood, GA	4.0	3.0	2650	$1,644	$0.62	44d	1	0.92mi
3531 Weathered Wood Dr Ellenwood, GA	3.0	2.0	2151	$2,290	$1.06	17d	1	0.93mi
2274 Silver Maple Cir Ellenwood, GA	3.0	2.5	1673	$2,000	$1.20	24d	1	1.09mi
1997 Boulder Gate Dr Ellenwood, GA	4.0	3.5	2506	$2,430	$0.97	44d	1	1.09mi
2010 Redwood Trce Ellenwood, GA	4.0	2.5	2036	$2,079	$1.02	22d	1	1.20mi
4197 Grant Forest Cir Ellenwood, GA	4.0	2.5	2208	$2,300	$1.04	44d	1	1.24mi
4136 Moore Rd Ellenwood, GA	4.0	2.0	1888	$1,981	$1.05	44d	1	1.24mi
1793 Cedar Walk Ln Conley, GA	3.0	2.0	2143	$1,950	$0.91	44d	1	1.29mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	24d	1	1.34mi
3912 Old Ivy Ct Ellenwood, GA	3.0	1.5	1718	$2,000	$1.16	44d	1	1.39mi
2503 Brookgate Way Ellenwood, GA	4.0	2.5	1924	$2,215	$1.15	21d	1	1.48mi
2340 Brookgate Way Ellenwood, GA	4.0	2.0	1924	$2,024	$1.05	21d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $194,900 Active 111 DOM
2. 2026-06-17
   days on market $194,900 Active 110 DOM
3. 2026-06-16
   days on market $194,900 Active 109 DOM
4. 2026-06-15
   statusdays on market $194,900 Active 108 DOM
5. 2026-06-13
   pricestatusdays on market $194,900 Price Change 106 DOM
6. 2026-06-09
   days on market $199,900 Active 102 DOM
7. 2026-06-08
   days on market $199,900 Active 101 DOM
8. 2026-06-07
   days on market $199,900 Active 100 DOM
9. 2026-06-04
   days on market $199,900 Active 97 DOM
10. 2026-06-03
    days on market $199,900 Active 96 DOM
11. 2026-06-02
    days on market $199,900 Active 95 DOM
12. 2026-06-01
    days on market $199,900 Active 94 DOM
13. 2026-05-31
    days on market $199,900 Active 93 DOM
14. 2026-05-09
    price $199,900 816-char remark

    Show marketing remark (816 chars)

    Situated on a level 0.350-acre lot in the established Blue Creek subdivision, this classic 4-sided brick ranch offers a spacious and versatile layout featuring 3 bedrooms and 2 full bathrooms. Built in 1973, the home spans 2,244 sq. ft. and includes standout living spaces, most notably a massive 17x21 bonus room and a bright 15x14 sunroom. The interior is centered around a cozy living room with a fireplace and is efficiently powered by central natural gas heating and electric cooling. Outside, the durable brick exterior is complemented by an attached garage and a private backyard with plenty of room for outdoor activities. Located in Conley with convenient access to the I-285 corridor and local amenities, this property combines solid construction with exceptional additional living space in Clayton County.

15. 2026-04-17
    price $209,900 816-char remark

    Show marketing remark (816 chars)

    Situated on a level 0.350-acre lot in the established Blue Creek subdivision, this classic 4-sided brick ranch offers a spacious and versatile layout featuring 3 bedrooms and 2 full bathrooms. Built in 1973, the home spans 2,244 sq. ft. and includes standout living spaces, most notably a massive 17x21 bonus room and a bright 15x14 sunroom. The interior is centered around a cozy living room with a fireplace and is efficiently powered by central natural gas heating and electric cooling. Outside, the durable brick exterior is complemented by an attached garage and a private backyard with plenty of room for outdoor activities. Located in Conley with convenient access to the I-285 corridor and local amenities, this property combines solid construction with exceptional additional living space in Clayton County.

16. 2026-04-11
    price $214,900 816-char remark

    Show marketing remark (816 chars)

    Situated on a level 0.350-acre lot in the established Blue Creek subdivision, this classic 4-sided brick ranch offers a spacious and versatile layout featuring 3 bedrooms and 2 full bathrooms. Built in 1973, the home spans 2,244 sq. ft. and includes standout living spaces, most notably a massive 17x21 bonus room and a bright 15x14 sunroom. The interior is centered around a cozy living room with a fireplace and is efficiently powered by central natural gas heating and electric cooling. Outside, the durable brick exterior is complemented by an attached garage and a private backyard with plenty of room for outdoor activities. Located in Conley with convenient access to the I-285 corridor and local amenities, this property combines solid construction with exceptional additional living space in Clayton County.

17. 2026-03-20
    price $224,900 816-char remark

    Show marketing remark (816 chars)

    Situated on a level 0.350-acre lot in the established Blue Creek subdivision, this classic 4-sided brick ranch offers a spacious and versatile layout featuring 3 bedrooms and 2 full bathrooms. Built in 1973, the home spans 2,244 sq. ft. and includes standout living spaces, most notably a massive 17x21 bonus room and a bright 15x14 sunroom. The interior is centered around a cozy living room with a fireplace and is efficiently powered by central natural gas heating and electric cooling. Outside, the durable brick exterior is complemented by an attached garage and a private backyard with plenty of room for outdoor activities. Located in Conley with convenient access to the I-285 corridor and local amenities, this property combines solid construction with exceptional additional living space in Clayton County.

18. 2026-02-27
    listed $229,900 New 816-char remark

    Show marketing remark (816 chars)

    Situated on a level 0.350-acre lot in the established Blue Creek subdivision, this classic 4-sided brick ranch offers a spacious and versatile layout featuring 3 bedrooms and 2 full bathrooms. Built in 1973, the home spans 2,244 sq. ft. and includes standout living spaces, most notably a massive 17x21 bonus room and a bright 15x14 sunroom. The interior is centered around a cozy living room with a fireplace and is efficiently powered by central natural gas heating and electric cooling. Outside, the durable brick exterior is complemented by an attached garage and a private backyard with plenty of room for outdoor activities. Located in Conley with convenient access to the I-285 corridor and local amenities, this property combines solid construction with exceptional additional living space in Clayton County.

19. 2017-06-01
    soldstatus $11,569,148
20. 2005-05-11
    soldstatus $121,000

ⓘ 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: $4,449 · $371/mo
• Projected year-2 tax: $4,449 · $371/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: $27,258
• − Mortgage interest: −$10,917
• − Property taxes: −$4,449
• − Insurance: −$974
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$5,670
• Taxable income: $886
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $3,633/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

+65.2% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $199,900 GAMLS
• 2026-04-17 Price Changed $209,900 GAMLS
• 2026-04-11 Price Changed $214,900 GAMLS
• 2026-03-20 Price Changed $224,900 GAMLS
• 2026-02-27 Listed $229,900 GAMLS
• 2017-06-01 Sold (Public Records) $11,569,148 Public Records
• 2005-05-11 Sold (Public Records) $121,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,449 · +0.1% YoY. Source: county tax records.