2800 Vining Ridge Ter · Panthersville, GA 30034

$130,000

2 bd · 2.5 ba · 1,664 sqft · Townhouse public records · 61 Days on market

Built 2005 871 sqft lot $78/sqft · 30% below area Est $185k · 30% under ↓ 28% since listing

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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
• 1% rule +7.1/10.0
• DSCR +7.1/10.0
• 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

Great opportunity for homeowners or investors! This 3-bedroom, 2.5-bath townhouse offers a functional layout with spacious living areas and comfortable bedrooms. Currently tenant-occupied, making it a potential income-producing property from day one. Property is being sold as-is. Appointment required for all showings.

Key facts

• 2 parking spots
• Built 2005
• Listed 60 days

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$184,526) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% 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: 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); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 61 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wind risk, 24% 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.21% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

• ARV (median comp): $184,526
• List price: $130,000
• Delta: -29.55%
• 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
2891 Vining Ridge Ter	0.06mi	2/2.5	1,590 (-4%)	10mo	$157,250	$99	81
2896 Vining Ridge Ter	0.08mi	2/2.5	1,590 (-4%)	13mo	$95,000	$60	78
2864 Vining Ridge Ter	0.09mi	2/2.5	1,590 (-4%)	16mo	$96,000	$60	75
3316 Waldrop Trl	0.68mi	3/2.5 (+1)	1,560 (-6%)	2mo	$185,000	$119	52
3163 Panthers Trce	0.60mi	3/2.5 (+1)	1,664 (0%)	19mo	$215,814	$130	51
3182 Quincetree Ln	0.18mi	3/2.0 (+1)	1,440 (-14%)	22mo	$133,500	$93	44
3159 Panthers Trce	0.59mi	3/2.5 (+1)	1,434 (-14%)	1mo	$198,000	$138	43
3191 Nectarine Cir #3191	0.23mi	3/2.5 (+1)	1,440 (-14%)	22mo	$110,000	$76	43
3184 Nectarine Cir	0.23mi	3/2.0 (+1)	1,440 (-14%)	20mo	$87,000	$60	43
3162 Tangerine Ct	0.35mi	3/2.0 (+1)	1,440 (-14%)	18mo	$126,000	$88	39
3233 Strawberry Ln	0.27mi	3/2.0 (+1)	1,440 (-14%)	23mo	$132,000	$92	39
3347 Waldrop Trl	0.74mi	3/3.0 (+1)	1,560 (-6%)	13mo	$171,000	$110	37

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,675
• Equity at exit: $19,383

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $5,154
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$682
• Tax from tax record: −$293 /mo · $3,516/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $213

Break-even live

Break-even rent $1,302

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	0.03mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	3d	1	0.06mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	18d	1	0.09mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	0.09mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	44d	1	0.10mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	44d	1	0.13mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	2d	51	0.14mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	0.24mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	21d	31	0.27mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	1d	26	0.35mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	2d	11	0.38mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	2d	34	0.40mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	13d	7	0.47mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	0.62mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	0.64mi
3466 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,540	$0.81	11d	1	0.67mi
3467 Newberry Trl Decatur, GA	3.0	2.5	1908	$1,000	$0.52	21d	1	0.69mi
3319 Waldrop Trl Decatur, GA	3.0	2.5	1600	$1,600	$1.00	19d	1	0.70mi
3326 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,761	$1.13	21d	1	0.72mi
3490 Newberry Trl Decatur, GA	1.0	1.0	1838	$575	$0.31	44d	1	0.72mi
3563 Newberry Trl Unit A11 Decatur, GA	3.0	2.5	1980	$1,940	$0.98	44d	1	0.74mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.80mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	44d	1	0.86mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	44d	1	0.88mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	18d	1	0.88mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	21d	1	0.89mi
3754 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,625	$1.04	44d	1	0.89mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	24d	1	0.91mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	21d	1	0.92mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	44d	1	0.93mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	44d	1	0.93mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	44d	1	0.96mi
3516 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,800	$1.15	44d	1	0.96mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	19d	1	0.96mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	44d	1	0.97mi
3169 Kingswood Gln Decatur, GA	3.0	2.5	1560	$1,575	$1.01	44d	1	0.97mi
3525 Waldrop Trl Decatur, GA	3.0	2.5	1560	$1,695	$1.09	22d	1	0.98mi
3906 Waldrop Ln Decatur, GA	3.0	2.5	1560	$1,700	$1.09	44d	1	0.98mi
3914 Waldrop Ln Decatur, GA	3.0	3.0	1560	$1,697	$1.09	4d	1	0.98mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	24d	1	0.99mi

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 61 DOM
2. 2026-06-17
   days on market $130,000 Active 60 DOM
3. 2026-06-16
   days on market $130,000 Active 59 DOM
4. 2026-06-15
   days on market $130,000 Active 58 DOM
5. 2026-06-13
   days on market $130,000 Active 56 DOM
6. 2026-06-09
   days on market $130,000 Active 52 DOM
7. 2026-06-08
   days on market $130,000 Active 51 DOM
8. 2026-06-07
   days on market $130,000 Active 50 DOM
9. 2026-06-04
   days on market $130,000 Active 47 DOM
10. 2026-06-03
    days on market $130,000 Active 46 DOM
11. 2026-06-02
    days on market $130,000 Active 45 DOM
12. 2026-06-01
    statusdays on market $130,000 Active 44 DOM
13. 2026-05-31
    days on market $130,000 Price Change 43 DOM
14. 2026-04-15
    listed $140,000 New 320-char remark

    Show marketing remark (320 chars)

    Great opportunity for homeowners or investors! This 3-bedroom, 2.5-bath townhouse offers a functional layout with spacious living areas and comfortable bedrooms. Currently tenant-occupied, making it a potential income-producing property from day one. Property is being sold as-is. Appointment required for all showings.

15. 2025-07-08
    historical
16. 2025-07-08
    historical
17. 2025-02-12
    price $181,900
18. 2025-01-27
    price $179,000
19. 2025-01-27
    price $179,000
20. 2025-01-07
    price $185,000
21. 2025-01-07
    price $185,000
22. 2024-12-17
    listed $195,000 Active
23. 2024-12-12
    listed $195,000 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: $3,516 · $293/mo
• Projected year-2 tax: $3,516 · $293/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $18,866
• − Mortgage interest: −$7,282
• − Property taxes: −$3,516
• − Insurance: −$650
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$3,782
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,409/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): 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

-28.2% since first listed

10 events — show timeline

• 2026-04-15 Listed $140,000 GAMLS
• 2025-07-08 Listing Removed — FMLS
• 2025-07-08 Listing Removed — GAMLS
• 2025-02-12 Price Changed $181,900 FMLS
• 2025-01-27 Price Changed $179,000 FMLS
• 2025-01-27 Price Changed $179,000 GAMLS
• 2025-01-07 Price Changed $185,000 FMLS
• 2025-01-07 Price Changed $185,000 GAMLS
• 2024-12-17 Listed $195,000 FMLS
• 2024-12-12 Listed $195,000 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $3,516 · -0.1% YoY. Source: county tax records.