3281 Abbeywood Dr · Panthersville, GA 30034

$135,000

3 bd · 1.5 ba · 1,254 sqft · Condo public records · 46 Days on market

Built 1969 $108/sqft · 28% above area Est $105k · 28% over $23/mo HOA · 1% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new, totally renovated. (Furniture To Remain At No Additional Cost To Buyer). Seller has spared no expense. Updates include New Granite Counter Tops, New Lamented & Carpet, New Tile & Back Splash, New Cabinets & Hardware, New Vanity & Toilets , New Interior & Exterior Doors & new Closet Doors, New Blinds, Additional offerings include New Microwave, New Washer & Dryer, New Range, New Dishwasher and Refrigerator. Also the Patio Fence is rebuilt. There is a Ring Door Bell and a Security System. All located on MARTA's bus line. Just 15 to 20 minutes from the Airport and minutes from Downtown Atlanta. ITP. Great for first time home buyer or down sizer. Showing hours to be 9:00 am to 5:00 pm Monday thru Sunday. Please park in assigned parking spaces. Buyer must be an owner occupant.

Key facts

• New vanity & toilets
• $23 HOA
• Built 1969

Tags

• NEW GRANITE COUNTER TOPS
• NEW LAMENTED & CARPET
• NEW TILE & BACK SPLASH
• NEW CABINETS & HARDWARE
• NEW VANITY & TOILETS
• NEW INTERIOR & EXTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 21d 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 33% 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 $933 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $135k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.31% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (median comp): $105,329
• List price: $135,000
• Delta: 28.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,758
• Equity at exit: $20,129

10-year hold

• IRR: 12.0%
• Equity multiple: 1.91×
• Total profit: $34,573
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$708
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$56
• HOA: −$23
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $440

Break-even live

Break-even rent $1,214

Max offer price $135,000

Occupancy floor 70%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3293 Abbeywood Dr Decatur, GA	3.0	2.0	1455	$1,650	$1.13	4d	1	0.05mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	5d	1	0.17mi
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	44d	1	0.24mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	1d	11	0.69mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	20d	1	0.77mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	16d	1	0.79mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	24d	1	0.88mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	12d	1	0.89mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	26	0.97mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	1d	11	1.05mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	43d	1	1.10mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	20d	1	1.10mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	43d	1	1.12mi
2975 Edna Ln Decatur, GA	3.0	2.0	1180	$2,000	$1.69	5d	1	1.16mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	43d	1	1.20mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	43d	1	1.22mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	3d	1	1.25mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	1d	51	1.27mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	18d	1	1.28mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	43d	1	1.31mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	1.36mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	43d	1	1.39mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	20d	31	1.39mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	43d	1	1.41mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,100	$0.91	4d	1	1.41mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,200	$0.99	17d	1	1.41mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	24d	1	1.41mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,490	$1.23	12d	1	1.41mi
1953 Laurel Ln Decatur, GA	3.0	1.0	1202	$945	$0.79	20d	1	1.42mi
1972 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,790	$1.48	43d	1	1.43mi
2747 Kelly Lake Rd Decatur, GA	2.0	2.0	1162	$1,349	$1.16	24d	1	1.43mi
2571 Candler Rd Decatur, GA	1.0–2.0	1.0–2.0	901	$1,149	$1.27	12d	121	1.46mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	43d	1	1.46mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	43d	1	1.46mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	12d	7	1.46mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1294	$1,120	$0.87	24d	1	1.46mi
1932 Rosewood Rd Decatur, GA	4.0	2.5	1215	$1,485	$1.22	12d	1	1.46mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	15d	18	1.47mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	24d	1	1.47mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	43d	1	1.48mi

HOA detail condo

• Monthly dues: $23 · $276/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 46 DOM
2. 2026-06-17
   days on market $135,000 Active 45 DOM
3. 2026-06-16
   days on market $135,000 Active 44 DOM
4. 2026-06-15
   days on market $135,000 Active 43 DOM
5. 2026-06-13
   days on market $135,000 Active 41 DOM
6. 2026-06-09
   days on market $135,000 Active 37 DOM
7. 2026-06-08
   days on market $135,000 Active 36 DOM
8. 2026-06-07
   days on market $135,000 Active 35 DOM
9. 2026-06-04
   days on market $135,000 Active 32 DOM
10. 2026-06-03
    days on market $135,000 Active 31 DOM
11. 2026-06-02
    days on market $135,000 Active 30 DOM
12. 2026-06-01
    days on market $135,000 Active 29 DOM
13. 2026-05-31
    days on market $135,000 Active 28 DOM
14. 2026-05-15
    price $135,000 836-char remark

    Show marketing remark (836 chars)

    Like new, totally renovated. (Furniture To Remain At No Additional Cost To Buyer). Seller has spared no expense. Updates include New Granite Counter Tops, New Lamented & Carpet, New Tile & Back Splash, New Cabinets & Hardware, New Vanity & Toilets , New Interior & Exterior Doors & new Closet Doors, New Blinds, Additional offerings include New Microwave, New Washer & Dryer, New Range, New Dishwasher and Refrigerator. Also the Patio Fence is rebuilt. There is a Ring Door Bell and a Security System. All located on MARTA's bus line. Just 15 to 20 minutes from the Airport and minutes from Downtown Atlanta. ITP. Great for first time home buyer or down sizer. Showing hours to be 9:00 am to 5:00 pm Monday thru Sunday. Please park in assigned parking spaces. Buyer must be an owner occupant.

15. 2026-05-10
    status Back On Market 836-char remark

    Show marketing remark (836 chars)

    Like new, totally renovated. (Furniture To Remain At No Additional Cost To Buyer). Seller has spared no expense. Updates include New Granite Counter Tops, New Lamented & Carpet, New Tile & Back Splash, New Cabinets & Hardware, New Vanity & Toilets , New Interior & Exterior Doors & new Closet Doors, New Blinds, Additional offerings include New Microwave, New Washer & Dryer, New Range, New Dishwasher and Refrigerator. Also the Patio Fence is rebuilt. There is a Ring Door Bell and a Security System. All located on MARTA's bus line. Just 15 to 20 minutes from the Airport and minutes from Downtown Atlanta. ITP. Great for first time home buyer or down sizer. Showing hours to be 9:00 am to 5:00 pm Monday thru Sunday. Please park in assigned parking spaces. Buyer must be an owner occupant.

16. 2026-04-27
    status Under Contract 836-char remark

    Show marketing remark (836 chars)

    Like new, totally renovated. (Furniture To Remain At No Additional Cost To Buyer). Seller has spared no expense. Updates include New Granite Counter Tops, New Lamented & Carpet, New Tile & Back Splash, New Cabinets & Hardware, New Vanity & Toilets , New Interior & Exterior Doors & new Closet Doors, New Blinds, Additional offerings include New Microwave, New Washer & Dryer, New Range, New Dishwasher and Refrigerator. Also the Patio Fence is rebuilt. There is a Ring Door Bell and a Security System. All located on MARTA's bus line. Just 15 to 20 minutes from the Airport and minutes from Downtown Atlanta. ITP. Great for first time home buyer or down sizer. Showing hours to be 9:00 am to 5:00 pm Monday thru Sunday. Please park in assigned parking spaces. Buyer must be an owner occupant.

17. 2026-04-22
    historical
18. 2026-04-17
    historical
19. 2026-04-17
    listed $158,000 New
20. 2026-04-16
    historical
21. 2026-04-15
    listed $145,000 New 836-char remark

    Show marketing remark (836 chars)

    Like new, totally renovated. (Furniture To Remain At No Additional Cost To Buyer). Seller has spared no expense. Updates include New Granite Counter Tops, New Lamented & Carpet, New Tile & Back Splash, New Cabinets & Hardware, New Vanity & Toilets , New Interior & Exterior Doors & new Closet Doors, New Blinds, Additional offerings include New Microwave, New Washer & Dryer, New Range, New Dishwasher and Refrigerator. Also the Patio Fence is rebuilt. There is a Ring Door Bell and a Security System. All located on MARTA's bus line. Just 15 to 20 minutes from the Airport and minutes from Downtown Atlanta. ITP. Great for first time home buyer or down sizer. Showing hours to be 9:00 am to 5:00 pm Monday thru Sunday. Please park in assigned parking spaces. Buyer must be an owner occupant.

22. 1980-08-05
    soldstatus $27,000
23. 1979-06-01
    soldstatus $24,800

ⓘ 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: $2,058 · $172/mo
• Projected year-2 tax: $2,058 · $172/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: $21,250
• − Mortgage interest: −$7,562
• − Property taxes: −$2,058
• − Insurance: −$675
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$276
• − Depreciation: −$3,927
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,479/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

• Census place: Panthersville, GA
• 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

+444.4% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $135,000 GAMLS
• 2026-05-10 Relisted — GAMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-04-17 Coming Soon — GAMLS
• 2026-04-17 Listed $158,000 GAMLS
• 2026-04-16 Coming Soon — GAMLS
• 2026-04-15 Listed $145,000 GAMLS
• 1980-08-05 Sold (Public Records) $27,000 Public Records
• 1979-06-01 Sold (Public Records) $24,800 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,058 · -6.3% YoY. Source: county tax records.