3298 Abbeywood Dr · Panthersville, GA 30034

$134,500

3 bd · 1.5 ba · 1,254 sqft · Condo public records · 32 Days on market

Built 1969 $270/mo HOA · 15% 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 +22.3/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Charming meets modern in this beautifully renovated 2-bedroom, 1-bath, two-story condo located in the gated HOA community known as Abbey Road. This residence features a distinctive European Tudor-style exterior, offering timeless curb appeal paired with a completely updated interior showcasing sleek, modern finishes throughout. The layout offers separation and functionality across two levels, ideal for privacy and everyday convenience. Enjoy outdoor living in your own private, fenced-in patio-perfect for grilling, entertaining, or relaxing on a warm afternoon after a refreshing swim in the community pool. With its unique character, modern upgrades, and desirable amenities, this condo is a rare find you won't want to miss. The quality of this renovation is unparalleled, you will not find anything comparable at this price-point, come see it for yourself. This spacious, fully renovated condo is conveniently located right off I-20, close to I-285, as well as downtown Atlanta and downtown Decatur.

Key facts

• Community pool
• Gated hoa community
• Updated interior

Tags

• EUROPEAN TUDOR-STYLE EXTERIOR
• PRIVATE FENCED-IN PATIO
• COMMUNITY POOL
• GATED HOA COMMUNITY
• UPDATED INTERIOR

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $270; Community amenities include pool, gated entry, near public transport, near schools, near shopping; Community contains 204 units

Exterior

• Parking: Parking lot with 2 parking spaces
• Security: Gated community
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Natural gas available; Phone available
• Home design: Condominium; Two levels; Updated/remodeled
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Private yard; Fenced backyard with wood fencing; Patio; In-ground pool

Interior

• Kitchen: Breakfast bar; White cabinetry; Stone counters; Open view to family room; Microwave; Gas oven and gas range; Dishwasher; Refrigerator
• Bedrooms: Two upper-level bedrooms; Oversized master; Roommate floor plan
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (upper level) with separate tub and shower; One half bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: 9-foot ceilings on main and upper levels; High-speed internet available; Recessed lighting; Walk-in closet(s); Insulated windows; 2+ shared/common walls; Updated/remodeled condition
• Laundry & utility: Washer and dryer included; Laundry located in hall on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% 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-, employment D, amenities 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.
• Zoned schools: Columbia Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 412 students, 100% FRL); Columbia Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 604 students, 100% FRL); Columbia High School (math 5% / reading 12%, grade F, #376 of 424 statewide, top 89%, 898 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 356 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 34% 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 $930 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 32 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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 $45k; list at $134k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.34% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 6.2

CMA / ARV

No comps found within radius.

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: $-8,931
• Equity at exit: $20,054

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,272
• Equity at exit: $11,629

Cash invested: $37,660 (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: 356
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$705
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$56
• HOA: −$270
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $222

Break-even live

Break-even rent $1,523

Max offer price $134,500

Occupancy floor 83%

Sensitivity live

Price	-10% $298	-5% $260	+0% $222	+5% $184	+10% $146
Rent	-10% $80	-5% $151	+0% $222	+5% $293	+10% $365
Rate	-1.0pp $290	-0.5pp $256	base $222	+0.5pp $187	+1.0pp $152

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: $33,625
• Closing costs: $4,035
• 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	6d	1	0.03mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	7d	1	0.12mi
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	46d	1	0.20mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	1d	12	0.69mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	23d	1	0.71mi
3393 Woods Dr Decatur, GA	3.0	2.0	1598	$1,901	$1.19	1d	1	0.73mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	1d	1	0.74mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	19d	1	0.74mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	26d	1	0.89mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	27	0.91mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	15d	1	0.96mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	4d	11	1.00mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	46d	1	1.16mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	23d	1	1.17mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	1d	1	1.19mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	5d	1	1.19mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	46d	1	1.19mi
2975 Edna Ln Decatur, GA	3.0	2.0	1180	$2,000	$1.69	7d	1	1.20mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	0d	50	1.21mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	20d	1	1.22mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	46d	1	1.25mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	46d	1	1.26mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	46d	1	1.29mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	7d	1	1.30mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	46d	1	1.32mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	23d	31	1.33mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	46d	1	1.35mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	1d	8	1.41mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	46d	1	1.41mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	46d	1	1.41mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	46d	1	1.42mi
2747 Kelly Lake Rd Decatur, GA	2.0	2.0	1162	$1,349	$1.16	26d	1	1.44mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	21d	1	1.44mi
2571 Candler Rd Decatur, GA	1.0–2.0	1.0–2.0	901	$1,149	$1.27	15d	121	1.46mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	26d	1	1.48mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,200	$0.99	19d	1	1.48mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,100	$0.91	6d	1	1.48mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,490	$1.23	15d	1	1.48mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	26d	1	1.48mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	17d	18	1.48mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $134,500 Active 32 DOM
2. 2026-06-18
   days on market $134,500 Active 29 DOM
3. 2026-06-17
   days on market $134,500 Active 28 DOM
4. 2026-06-16
   days on market $134,500 Active 27 DOM
5. 2026-06-15
   days on market $134,500 Active 26 DOM
6. 2026-06-13
   days on market $134,500 Active 24 DOM
7. 2026-06-09
   days on market $134,500 Active 20 DOM
8. 2026-06-08
   days on market $134,500 Active 19 DOM
9. 2026-06-07
   days on market $134,500 Active 18 DOM
10. 2026-06-04
    days on market $134,500 Active 15 DOM
11. 2026-06-03
    days on market $134,500 Active 14 DOM
12. 2026-06-02
    days on market $134,500 Active 13 DOM
13. 2026-06-01
    days on market $134,500 Active 12 DOM
14. 2026-05-31
    days on market $134,500 Active 11 DOM
15. 2026-05-18
    historical
16. 2026-05-18
    historical
17. 2026-04-21
    listed $137,500 New
18. 2026-04-21
    listed $137,500 Active
19. 2026-04-09
    historical $1,795
20. 2026-04-05
    price $1,795
21. 2026-03-26
    listed $1,850
22. 2025-10-30
    soldstatus $45,000
23. 2025-10-28
    soldstatus $45,000 Sold
24. 2025-10-28
    soldstatus $45,000 Closed
25. 2025-09-24
    status Pending
26. 2025-09-24
    status Under Contract
27. 2025-09-02
    price $50,000
28. 2025-09-02
    price $50,000
29. 2025-07-31
    status Back On Market
30. 2025-07-31
    status Active
31. 2025-07-28
    status Under Contract
32. 2025-07-28
    status Pending
33. 2025-05-15
    listed $65,000 New
34. 2025-05-15
    listed $65,000 Active
35. 2024-12-22
    historical
36. 2024-09-22
    listed $99,900 Active
37. 2019-03-22
    soldstatus $40,000
38. 2001-04-13
    soldstatus $56,000

ⓘ 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: $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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,645
• − Mortgage interest: −$7,534
• − Property taxes: −$2,058
• − Insurance: −$672
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$3,240
• − Depreciation: −$3,913
• Taxable income: $765
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,482/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
• City population: 106,165
• 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

+140.2% since first listed

26 events — show timeline

• 2026-05-20 Listed $134,500 FMLS
• 2026-05-20 Listed $134,500 GAMLS
• 2026-05-18 Listing Removed — FMLS
• 2026-05-18 Listing Removed — GAMLS
• 2026-04-21 Listed $137,500 FMLS
• 2026-04-21 Listed $137,500 GAMLS
• 2026-04-09 Rental Removed $1,795 FMLS
• 2026-04-05 Price Changed $1,795 FMLS
• 2026-03-26 Listed for Rent $1,850 FMLS
• 2025-10-30 Sold (Public Records) $45,000 Public Records
• 2025-10-28 Sold (MLS) $45,000 FMLS
• 2025-10-28 Sold (MLS) $45,000 GAMLS
• 2025-09-24 Pending — FMLS
• 2025-09-24 Pending — GAMLS
• 2025-09-02 Price Changed $50,000 FMLS
• 2025-09-02 Price Changed $50,000 GAMLS
• 2025-07-31 Relisted — GAMLS
• 2025-07-31 Relisted — FMLS
• 2025-07-28 Pending — GAMLS
• 2025-07-28 Pending — FMLS
• 2025-05-15 Listed $65,000 FMLS
• 2025-05-15 Listed $65,000 GAMLS
• 2024-12-22 Listing Removed — FMLS
• 2024-09-22 Listed $99,900 FMLS
• 2019-03-22 Sold (Public Records) $40,000 Public Records
• 2001-04-13 Sold (Public Records) $56,000 Public Records

Property tax history

+21.8%/yr

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