3466 Blazing Pine Path Unit A · Panthersville, GA 30034

$39,900

2 bd · 1.5 ba · 1,116 sqft · Condo public records · 137 Days on market

Built 1974 $36/sqft · 72% below area $135/mo HOA · 8% of rent ↓ 30% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Bring your drill and your vision!! Come finish the work that has already been started for you. This Decatur condo has been gutted and framed for 3 bedrooms and 2 bathrooms. This is an excellent investment opportunity for a first time investor as the community has no rental restrictions. The interior is gutted and ready for someone to make it their own. This property abuts the new South River Trail, and it's close to I-285, jobs, GSU Panthersville campus, Exchange Park, entertainment, and shopping. Please watch your step when viewing the property. HOA maintains roof, exterior, and landscaping. Seller finance is available with 20% down and 9% interest over a term of 5-10 years. Seller is a licensed real estate agent acting as the listing agent for this property.

Key facts

• Hoa maintains roof
• $135 HOA
• 2 parking spots

Tags

• INVESTMENT OPPORTUNITY
• NO RENTAL RESTRICTIONS
• HOA MAINTAINS ROOF
• HOA MAINTAINS EXTERIOR
• HOA MAINTAINS LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.7% 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); 355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 31% 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $25k; list at $40k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: moderate wind risk, 23% 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 4.13% ✓
• Cap rate: 31.68%
• Cash-on-cash: 90.66%
• DSCR: 5.03
• GRM: 2.0

CMA / ARV

• ARV (median comp): $144,229
• List price: $39,900
• Delta: -72.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 90.4%
• Equity multiple: 5.12×
• Total profit: $46,082
• Equity at exit: $5,949

10-year hold

• IRR: 93.1%
• Equity multiple: 10.35×
• Total profit: $104,463
• Equity at exit: $3,450

Cash invested: $11,172 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 355
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$209
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$17
• HOA: −$135
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $844

Break-even live

Break-even rent $579

Max offer price $39,900

Occupancy floor 44%

Sensitivity live

Price	-10% $867	-5% $855	+0% $844	+5% $833	+10% $821
Rent	-10% $714	-5% $779	+0% $844	+5% $909	+10% $974
Rate	-1.0pp $864	-0.5pp $854	base $844	+0.5pp $834	+1.0pp $823

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3516 Kingswood Run Unit 1 Decatur, GA	2.0	2.0	988	$1,500	$1.52	25d	1	0.10mi
3804 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,850	$1.31	25d	1	0.19mi
3798 Waldrop Ln Decatur, GA	3.0	2.5	1412	$1,680	$1.19	22d	1	0.20mi
3189 Kingswood Gln Decatur, GA	2.0	2.5	1152	$2,100	$1.82	45d	1	0.22mi
3364 Waldrop Trl Decatur, GA	3.0	3.0	1200	$1,800	$1.50	45d	1	0.31mi
3474 Waldrop Trl Decatur, GA	3.0	2.5	1412	$800	$0.57	45d	1	0.45mi
3489 Waldrop Trl Decatur, GA	3.0	2.5	1400	$1,400	$1.00	45d	1	0.48mi
3101 Waldrop Pl Decatur, GA	3.0	2.0	1290	$1,395	$1.08	45d	1	0.53mi
6303 Waldrop Pl Decatur, GA	3.0	2.0	1292	$1,900	$1.47	45d	1	0.58mi
6201 Waldrop Pl Decatur, GA	3.0	2.0	1300	$1,350	$1.04	20d	1	0.58mi
4210 Waldrop Hills Ter Decatur, GA	3.0	2.5	1200	$1,666	$1.39	45d	1	0.59mi
11101 Waldrop Pl Decatur, GA	3.0	2.0	1293	$1,550	$1.20	45d	1	0.62mi
4029 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.0	755	$2,053	$2.72	4d	17	0.65mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	45d	1	0.66mi
17301 Waldrop Cv Decatur, GA	3.0	2.0	1292	$1,550	$1.20	19d	1	0.66mi
4035 Flat Shoals Pkwy Decatur, GA	1.0–3.0	1.0–2.0	893	$1,344	$1.50	0d	28	0.72mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	0.84mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	45d	1	0.88mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,098	$1.35	22d	31	0.89mi
3830 Riverside Pkwy Decatur, GA	3.0	2.5	1286	$1,865	$1.45	0d	1	0.92mi
3405 Greypointe Cv Decatur, GA	1.0	1.0	1000	$1,450	$1.45	5d	1	0.92mi
3868 Leyland Dr Decatur, GA	3.0	2.5	1312	$1,923	$1.47	45d	1	0.96mi
3575 Oakvale Rd #402 Decatur, GA	3.0	2.0	1420	$1,623	$1.14	2d	1	1.01mi
3575 Oakvale Rd Decatur, GA	3.0–4.0	2.0	1374	$1,095	$0.80	16d	4	1.03mi
3833 Conley Downs Dr Decatur, GA	3.0	1.5	1248	$1,713	$1.37	0d	1	1.05mi
3515 Shepherds Path Decatur, GA	3.0	2.0	1279	$1,495	$1.17	45d	1	1.05mi
3477 Shepherds Path Decatur, GA	2.0	2.0	1200	$1,200	$1.00	45d	1	1.06mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	1.08mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.08mi
2945 Woody Ct Decatur, GA	3.0	2.5	1488	$1,850	$1.24	25d	1	1.11mi
3574 Saratoga Cir Decatur, GA	3.0	2.5	1500	$2,103	$1.40	23d	1	1.11mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	45d	1	1.13mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,483	$1.34	0d	18	1.15mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,099	$0.80	3d	51	1.17mi
3821 River Rd Ellenwood, GA	3.0	2.0	1455	$2,195	$1.51	45d	1	1.22mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.30mi
3763 Soapstone Rd Decatur, GA	3.0	3.0	1400	$1,700	$1.21	25d	1	1.41mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,486	$1.41	0d	27	1.42mi
3715 Boring Rd Decatur, GA	3.0	2.0	1379	$1,525	$1.11	23d	1	1.43mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,597	$1.39	3d	11	1.44mi

HOA detail condo

• Monthly dues: $135 · $1,620/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $39,900 Active 137 DOM
2. 2026-06-18
   days on market $39,900 Active 134 DOM
3. 2026-06-17
   days on market $39,900 Active 133 DOM
4. 2026-06-16
   days on market $39,900 Active 132 DOM
5. 2026-06-15
   days on market $39,900 Active 131 DOM
6. 2026-06-13
   days on market $39,900 Active 129 DOM
7. 2026-06-09
   days on market $39,900 Active 125 DOM
8. 2026-06-08
   days on market $39,900 Active 124 DOM
9. 2026-06-07
   days on market $39,900 Active 123 DOM
10. 2026-06-04
    days on market $39,900 Active 120 DOM
11. 2026-06-03
    days on market $39,900 Active 119 DOM
12. 2026-06-02
    days on market $39,900 Active 118 DOM
13. 2026-06-01
    days on market $39,900 Active 117 DOM
14. 2026-05-31
    days on market $39,900 Active 116 DOM
15. 2026-03-06
    listed $39,900 New 771-char remark

    Show marketing remark (771 chars)

    Bring your drill and your vision!! Come finish the work that has already been started for you. This Decatur condo has been gutted and framed for 3 bedrooms and 2 bathrooms. This is an excellent investment opportunity for a first time investor as the community has no rental restrictions. The interior is gutted and ready for someone to make it their own. This property abuts the new South River Trail, and it's close to I-285, jobs, GSU Panthersville campus, Exchange Park, entertainment, and shopping. Please watch your step when viewing the property. HOA maintains roof, exterior, and landscaping. Seller finance is available with 20% down and 9% interest over a term of 5-10 years. Seller is a licensed real estate agent acting as the listing agent for this property.

16. 2026-02-04
    listed $39,900 Active 771-char remark

    Show marketing remark (771 chars)

    Bring your drill and your vision!! Come finish the work that has already been started for you. This Decatur condo has been gutted and framed for 3 bedrooms and 2 bathrooms. This is an excellent investment opportunity for a first time investor as the community has no rental restrictions. The interior is gutted and ready for someone to make it their own. This property abuts the new South River Trail, and it's close to I-285, jobs, GSU Panthersville campus, Exchange Park, entertainment, and shopping. Please watch your step when viewing the property. HOA maintains roof, exterior, and landscaping. Seller finance is available with 20% down and 9% interest over a term of 5-10 years. Seller is a licensed real estate agent acting as the listing agent for this property.

17. 2024-08-21
    soldstatus $24,900 Closed
18. 2024-08-02
    status Pending
19. 2024-07-26
    price $24,900
20. 2024-07-05
    price $29,900
21. 2024-05-25
    price $34,900
22. 2024-05-21
    status Active
23. 2024-05-08
    status Pending
24. 2024-03-22
    price $39,900
25. 2024-02-20
    price $49,900
26. 2024-01-19
    price $54,900
27. 2023-12-18
    listed $59,900 Active
28. 2022-10-17
    historical
29. 2022-09-02
    status Back On Market
30. 2022-07-27
    status Under Contract
31. 2022-06-21
    listed $35,000 New
32. 1994-04-29
    soldstatus $20,000
33. 1994-04-29
    soldstatus $20,000
34. 1991-08-19
    soldstatus $26,100
35. 1985-07-17
    soldstatus $57,300

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,161 · $97/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 23% 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: $19,773
• − Mortgage interest: −$2,235
• − Property taxes: −$1,161
• − Insurance: −$200
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − HOA: −$1,620
• − Depreciation: −$1,161
• Taxable income: $10,233
• Est. tax owed @ 24.0%: −$2,456
• After-tax cash flow: $7,673/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

-30.4% since first listed

21 events — show timeline

• 2026-03-06 Listed $39,900 GAMLS
• 2026-02-04 Listed $39,900 FMLS
• 2024-08-21 Sold (MLS) $24,900 FMLS
• 2024-08-02 Pending — FMLS
• 2024-07-26 Price Changed $24,900 FMLS
• 2024-07-05 Price Changed $29,900 FMLS
• 2024-05-25 Price Changed $34,900 FMLS
• 2024-05-21 Relisted — FMLS
• 2024-05-08 Pending — FMLS
• 2024-03-22 Price Changed $39,900 FMLS
• 2024-02-20 Price Changed $49,900 FMLS
• 2024-01-19 Price Changed $54,900 FMLS
• 2023-12-18 Listed $59,900 FMLS
• 2022-10-17 Listing Removed — GAMLS
• 2022-09-02 Relisted — GAMLS
• 2022-07-27 Pending — GAMLS
• 2022-06-21 Listed $35,000 GAMLS
• 1994-04-29 Sold (Public Records) $20,000 Public Records
• 1994-04-29 Sold (Public Records) $20,000 Public Records
• 1991-08-19 Sold (Public Records) $26,100 Public Records
• 1985-07-17 Sold (Public Records) $57,300 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,161 · -8.2% YoY. Source: county tax records.