3083 Colonial Way Unit M · Chamblee, GA 30341

$148,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 76 Days on market

Built 1956 $193/sqft · 24% below area Est $194k · 24% under $260/mo HOA · 16% of rent

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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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• 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

Step into this fresh light open 1-bedroom, 1-bath condo that delivers unbeatable value and total flexibility. With beautiful flooring, a new HVAC system, and a new water heater, the big ticket items are already taken care of—giving you peace of mind from day one. Bright, Comfortable Bedroom, New Floors Throughout, New HVAC System, New Water Heater. The best feature - No Rental Restrictions – Perfect for investors, or owner occupants. Quick Access to Main Roads, lots of shopping, social and fun at your back door– Ideal for commuters and convenience seekers. Underpriced & Full of Potential. This condo offers a rare combination of affordability, modern upgrades, and total rental freedom. Whether you're looking to build equity, expand your investment portfolio, or enjoy low-maintenance living, this unit checks all the boxes.

Key facts

• $260 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $60 ($726/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.7% in Chamblee — 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 72/100 on livability (#62 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, commute A-; Watch: cost of living C-, schools D+, crime F.
• 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 soft (-0.1%/yr); 174 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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 76 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 7.5

CMA / ARV

• ARV (median comp): $194,171
• List price: $148,000
• Delta: -23.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-24,788
• Equity at exit: $22,067

10-year hold

• IRR: -18.5%
• Equity multiple: 0.17×
• Total profit: $-34,598
• Equity at exit: $12,796

Cash invested: $41,440 (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 30341

• Rents YoY: -0.1%
• Active inventory: 174
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$776
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$62
• HOA: −$260
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $60

Break-even live

Break-even rent $1,567

Max offer price $148,000

Occupancy floor 91%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3077 Colonial Way Unit C Atlanta, GA	2.0	1.5	960	$2,000	$2.08	24d	1	0.06mi
3077 Colonial Way Unit C Atlanta, GA	2.0	1.5	960	$2,000	$2.08	15d	1	0.06mi
3091 Colonial Way Unit F2 Atlanta, GA	2.0	1.5	1029	$1,650	$1.60	24d	1	0.09mi
3091 Colonial Way Unit F2 Atlanta, GA	2.0	1.5	1029	$1,650	$1.60	12d	1	0.09mi
3091 Colonial Way Unit F2 Atlanta, GA	2.0	1.5	1029	$1,650	$1.60	16d	1	0.09mi
3121 Colonial Way Unit E Chamblee, GA	2.0	1.5	960	$2,000	$2.08	43d	1	0.12mi
3121 Colonial Way Unit E Chamblee, GA	2.0	1.5	960	$2,000	$2.08	24d	1	0.12mi
3097 Colonial Way Unit M Atlanta, GA	1.0	1.0	888	$1,500	$1.69	12d	1	0.17mi
3097 Colonial Way Atlanta, GA	1.0	1.0	888	$1,500	$1.69	24d	1	0.17mi
3001 Northeast Expy NE Atlanta, GA	1.0–3.0	1.0–2.0	1068	$1,259	$1.18	1d	41	0.17mi
2500 Shallowford Rd Atlanta, GA	3.0	1.0–2.0	905	$1,398	$1.54	1d	34	0.50mi
2412 Peachwood Cir NE #3 Atlanta, GA	2.0	1.5	1116	$1,750	$1.57	43d	1	0.78mi
2382 Peachwood Cir NE Unit 84A Atlanta, GA	2.0	1.5	900	$1,750	$1.94	5d	1	0.79mi
2283 Plaster Rd NE Atlanta, GA	1.0	1.0	975	$1,300	$1.33	5d	1	0.83mi
2236 Plaster Rd NE Atlanta, GA	1.0	1.0	760	$1,199	$1.58	43d	1	0.84mi
2236 Plaster Rd NE Unit 2220E Atlanta, GA	1.0	1.0	760	$1,199	$1.58	24d	1	0.85mi
2236 Plaster Rd NE Unit 2206I Atlanta, GA	2.0	2.0	1050	$1,499	$1.43	24d	1	0.85mi
2236 Plaster Rd NE Unit 2224E Atlanta, GA	1.0	1.0	760	$1,199	$1.58	5d	1	0.85mi
2331 Peachwood Cir NE Unit 2A Atlanta, GA	2.0	2.0	950	$1,625	$1.71	43d	1	0.90mi
2345 Peachwood Cir NE Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,243	$1.20	1d	29	0.91mi
2628 Northeast Expy NE Atlanta, GA	1.0	1.0	750	$1,030	$1.37	3d	2	1.06mi
2515 Northeast Expy Atlanta, GA	1.0–2.0	1.0–2.0	865	$1,088	$1.26	44d	12	1.14mi
2615 Oak Shadow Ln NE Atlanta, GA	1.0–2.0	1.0–2.0	1125	$1,196	$1.06	1d	10	1.30mi
2452 Chamblee Tucker Rd Chamblee, GA	2.0	1.0–2.0	908	$1,950	$2.15	43d	1	1.41mi
2202 Dering Cir NE Atlanta, GA	2.0	2.0	1015	$2,100	$2.07	24d	1	1.45mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $148,000 Active 76 DOM
2. 2026-06-17
   days on market $148,000 Active 75 DOM
3. 2026-06-16
   days on market $148,000 Active 74 DOM
4. 2026-06-15
   days on market $148,000 Active 73 DOM
5. 2026-06-13
   days on market $148,000 Active 71 DOM
6. 2026-06-09
   days on market $148,000 Active 67 DOM
7. 2026-06-08
   days on market $148,000 Active 66 DOM
8. 2026-06-07
   days on market $148,000 Active 65 DOM
9. 2026-06-04
   days on market $148,000 Active 62 DOM
10. 2026-06-03
    days on market $148,000 Active 61 DOM
11. 2026-06-02
    days on market $148,000 Active 60 DOM
12. 2026-06-01
    days on market $148,000 Active 59 DOM
13. 2026-05-31
    days on market $148,000 Active 58 DOM
14. 2026-04-03
    listed $148,000 Active 855-char remark

    Show marketing remark (837 chars)

    Step into this fresh light open 1-bedroom, 1-bath condo that delivers unbeatable value and total flexibility. With brand new flooring, a new HVAC system, and a new water heater, the big ticket items are already taken care of-giving you peace of mind from day one. Bright, Comfortable Bedroom, New Floors Throughout, New HVAC System, New Water Heater. The best feature - No Rental Restrictions - Perfect for investors, or owner occupants. Quick Access to Main Roads, lots of shopping, social and fun at your back door- Ideal for commuters and convenience seekers. Underpriced & Full of Potential. This condo offers a rare combination of affordability, modern upgrades, and total rental freedom. Whether you're looking to build equity, expand your investment portfolio, or enjoy low-maintenance living, this unit checks all the boxes

15. 2026-04-03
    listed $148,000 New 837-char remark

    Show marketing remark (837 chars)

    Step into this fresh light open 1-bedroom, 1-bath condo that delivers unbeatable value and total flexibility. With brand new flooring, a new HVAC system, and a new water heater, the big ticket items are already taken care of-giving you peace of mind from day one. Bright, Comfortable Bedroom, New Floors Throughout, New HVAC System, New Water Heater. The best feature - No Rental Restrictions - Perfect for investors, or owner occupants. Quick Access to Main Roads, lots of shopping, social and fun at your back door- Ideal for commuters and convenience seekers. Underpriced & Full of Potential. This condo offers a rare combination of affordability, modern upgrades, and total rental freedom. Whether you're looking to build equity, expand your investment portfolio, or enjoy low-maintenance living, this unit checks all the boxes

16. 2026-04-02
    historical $148,000 837-char remark

    Show marketing remark (855 chars)

    Step into this fresh light open 1-bedroom, 1-bath condo that delivers unbeatable value and total flexibility. With beautiful flooring, a new HVAC system, and a new water heater, the big ticket items are already taken care of—giving you peace of mind from day one. Bright, Comfortable Bedroom, New Floors Throughout, New HVAC System, New Water Heater. The best feature - No Rental Restrictions – Perfect for investors, or owner occupants. Quick Access to Main Roads, lots of shopping, social and fun at your back door– Ideal for commuters and convenience seekers. Underpriced & Full of Potential. This condo offers a rare combination of affordability, modern upgrades, and total rental freedom. Whether you're looking to build equity, expand your investment portfolio, or enjoy low-maintenance living, this unit checks all the boxes.

17. 2026-04-02
    historical $148,000 855-char remark

    Show marketing remark (855 chars)

    Step into this fresh light open 1-bedroom, 1-bath condo that delivers unbeatable value and total flexibility. With beautiful flooring, a new HVAC system, and a new water heater, the big ticket items are already taken care of—giving you peace of mind from day one. Bright, Comfortable Bedroom, New Floors Throughout, New HVAC System, New Water Heater. The best feature - No Rental Restrictions – Perfect for investors, or owner occupants. Quick Access to Main Roads, lots of shopping, social and fun at your back door– Ideal for commuters and convenience seekers. Underpriced & Full of Potential. This condo offers a rare combination of affordability, modern upgrades, and total rental freedom. Whether you're looking to build equity, expand your investment portfolio, or enjoy low-maintenance living, this unit checks all the boxes.

18. 2021-06-11
    soldstatus $145,000
19. 2021-06-04
    soldstatus $145,000 Closed
20. 2021-06-04
    soldstatus $145,000 Sold
21. 2021-05-05
    status Pending
22. 2021-05-04
    status Under Contract
23. 2021-05-04
    price $145,000
24. 2021-05-03
    price $145,000
25. 2021-04-23
    price $139,994
26. 2021-04-20
    price $139,995
27. 2021-04-20
    price $139,995
28. 2021-04-17
    price $139,996
29. 2021-04-16
    price $139,997
30. 2021-04-15
    price $139,998
31. 2021-04-15
    price $139,998
32. 2021-04-13
    price $139,999
33. 2021-04-12
    price $140,000
34. 2021-04-12
    price $140,000
35. 2021-04-08
    price $144,995
36. 2021-04-05
    price $144,996
37. 2021-04-02
    price $144,997
38. 2021-04-02
    price $144,997
39. 2021-04-01
    price $144,998
40. 2021-03-31
    price $144,999
41. 2021-03-31
    price $144,999
42. 2021-03-29
    price $145,000
43. 2021-03-29
    price $145,000
44. 2021-03-26
    price $149,998
45. 2021-03-25
    price $149,998
46. 2021-03-24
    price $149,999
47. 2021-03-22
    listed $150,000 Active
48. 2021-03-22
    listed $149,999 New
49. 2017-07-24
    soldstatus $75,000 Sold
50. 2017-07-21
    soldstatus $75,000

ⓘ 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: $1,679 · $140/mo
• Projected year-2 tax: $1,679 · $140/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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,719
• − Mortgage interest: −$8,290
• − Property taxes: −$1,679
• − Insurance: −$740
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − HOA: −$3,120
• − Depreciation: −$4,305
• Taxable loss: −$1,570
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,103/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 — Chamblee

• Score: 72/100
• State rank: #62
• US rank: #5979

Category grades

Amenities F Commute A- Cost of living C- Crime F Employment A Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 36,021
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,021
• Household income: $86,313
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1891.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 30% Two or more races 18% Black 15% Asian 10% Native American 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 25% Other Indo-European 3% Chinese 3%

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: ▼ -310.32%
• Current HPI: 293.7118
• Rent YoY: ▬ -0.05%
• 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

+285.4% since first listed

47 events — show timeline

• 2026-04-03 Listed $148,000 FMLS
• 2026-04-03 Listed $148,000 GAMLS
• 2026-04-02 Coming Soon $148,000 GAMLS
• 2026-04-02 Coming Soon $148,000 FMLS
• 2021-06-11 Sold (Public Records) $145,000 Public Records
• 2021-06-04 Sold (MLS) $145,000 GAMLS
• 2021-06-04 Sold (MLS) $145,000 FMLS
• 2021-05-05 Pending — FMLS
• 2021-05-04 Pending — GAMLS
• 2021-05-04 Price Changed $145,000 FMLS
• 2021-05-03 Price Changed $145,000 GAMLS
• 2021-04-23 Price Changed $139,994 FMLS
• 2021-04-20 Price Changed $139,995 GAMLS
• 2021-04-20 Price Changed $139,995 FMLS
• 2021-04-17 Price Changed $139,996 FMLS
• 2021-04-16 Price Changed $139,997 FMLS
• 2021-04-15 Price Changed $139,998 GAMLS
• 2021-04-15 Price Changed $139,998 FMLS
• 2021-04-13 Price Changed $139,999 FMLS
• 2021-04-12 Price Changed $140,000 GAMLS
• 2021-04-12 Price Changed $140,000 FMLS
• 2021-04-08 Price Changed $144,995 FMLS
• 2021-04-05 Price Changed $144,996 FMLS
• 2021-04-02 Price Changed $144,997 GAMLS
• 2021-04-02 Price Changed $144,997 FMLS
• 2021-04-01 Price Changed $144,998 FMLS
• 2021-03-31 Price Changed $144,999 GAMLS
• 2021-03-31 Price Changed $144,999 FMLS
• 2021-03-29 Price Changed $145,000 GAMLS
• 2021-03-29 Price Changed $145,000 FMLS
• 2021-03-26 Price Changed $149,998 GAMLS
• 2021-03-25 Price Changed $149,998 FMLS
• 2021-03-24 Price Changed $149,999 FMLS
• 2021-03-22 Listed $149,999 GAMLS
• 2021-03-22 Listed $150,000 FMLS
• 2017-07-24 Sold (MLS) $75,000 GAMLS
• 2017-07-21 Sold (Public Records) $75,000 Public Records
• 2017-07-17 Sold (MLS) $75,000 FMLS
• 2017-06-13 Pending — GAMLS
• 2017-06-13 Contingent — FMLS
• 2017-06-02 Listed $78,900 GAMLS
• 2017-06-02 Listed $78,900 FMLS
• 2010-09-16 Price Changed $50,000 GAMLS
• 2010-09-02 Price Changed $54,999 GAMLS
• 2010-07-29 Price Changed $59,999 GAMLS
• 1999-09-03 Sold (Public Records) $38,500 Public Records
• 1986-12-01 Sold (Public Records) $38,400 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,679 · +1.5% YoY. Source: county tax records.