3184 Abbeywood Dr · Panthersville, GA 30034

$140,000

3 bd · 2.0 ba · 1,304 sqft · Condo public records · 21 Days on market

Built 1969 $275/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 +20.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Welcome to 3184 Abbeywood Drive, a spacious 3-bedroom, 2-bath condominium offering over 1,300 square feet of comfortable living space. This single-level unit features an open layout with generously sized bedrooms, ample natural light, and a functional floor plan designed for everyday living. Conveniently located near I-20, shopping, dining, and major commuter routes, this property provides easy access to Downtown Decatur and Atlanta. Whether you're a first-time homebuyer, downsizing, or looking to add to your investment portfolio, this home offers excellent value and opportunity. Schedule your showing today and discover the potential this Decatur property has to offer.

Key facts

• Ample natural light
• $275 HOA
• Pool

Tags

• AMPLE NATURAL LIGHT
• FUNCTIONAL FLOOR PLAN
• EASY ACCESS TO ATLANTA

Property features AI

Finance

• Other: Condominium ownership; Road surface/frontage: Other; Directions: used GPS; County: Dekalb, GA
• HOA & community: Monthly association fee of $275; Association covers pest control, swim, termite, and water; Community has 20 units

Exterior

• Parking: Parking lot
• Security: Gated community; Homeowners association
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water service included in association
• Home design: One-level condominium; Resale condition; Slab foundation
• Construction: Other construction materials; Other roof type
• Exterior features: Private yard; Back yard fencing; Patio; Rear porch; In-ground pool; Other structures

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Other kitchen features
• Bedrooms: Three main-level bedrooms; Other bedroom features; Master bathroom described as 'Other'
• Flooring: Other flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum frame windows; No one above or below (no shared walls); Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 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 10% at this address vs 24% district-wide (-13 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 20d 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 $968 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 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.29% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 6.5

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,358
• Equity at exit: $20,874

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-978
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$734
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$58
• HOA: −$275
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $182

Break-even live

Break-even rent $1,576

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $262	-5% $222	+0% $182	+5% $143	+10% $103
Rent	-10% $40	-5% $111	+0% $182	+5% $254	+10% $325
Rate	-1.0pp $253	-0.5pp $218	base $182	+0.5pp $146	+1.0pp $109

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: $35,000
• Closing costs: $4,200
• 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	5d	1	0.03mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	6d	1	0.12mi
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	45d	1	0.20mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	0d	12	0.69mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	22d	1	0.71mi
3393 Woods Dr Decatur, GA	3.0	2.0	1598	$1,901	$1.19	0d	1	0.73mi
2815 Rainbow Forest Dr Decatur, GA	3.0	2.0	1762	$1,000	$0.57	0d	1	0.74mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	18d	1	0.74mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	25d	1	0.89mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	0d	27	0.91mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	14d	1	0.96mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	3d	11	1.00mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	45d	1	1.16mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	22d	1	1.17mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	0d	1	1.19mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	4d	1	1.19mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	45d	1	1.19mi
2975 Edna Ln Decatur, GA	3.0	2.0	1180	$2,000	$1.69	6d	1	1.20mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	3d	51	1.21mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	19d	1	1.22mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	45d	1	1.25mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	45d	1	1.26mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	45d	1	1.29mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	6d	1	1.30mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	45d	1	1.32mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	22d	31	1.33mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	45d	1	1.35mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,365	$1.34	0d	8	1.41mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	45d	1	1.41mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	45d	1	1.41mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	45d	1	1.42mi
2747 Kelly Lake Rd Decatur, GA	2.0	2.0	1162	$1,349	$1.16	25d	1	1.44mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	20d	1	1.44mi
2571 Candler Rd Decatur, GA	1.0–2.0	1.0–2.0	901	$1,149	$1.27	14d	121	1.46mi
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	$1,490	$1.23	14d	1	1.48mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	25d	1	1.48mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,100	$0.91	5d	1	1.48mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	25d	1	1.48mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	16d	18	1.48mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $140,000 Active 21 DOM
2. 2026-06-18
   days on market $140,000 Active 18 DOM
3. 2026-06-17
   days on market $140,000 Active 17 DOM
4. 2026-06-16
   days on market $140,000 Active 16 DOM
5. 2026-06-15
   days on market $140,000 Active 15 DOM
6. 2026-06-13
   days on market $140,000 Active 13 DOM
7. 2026-06-09
   days on market $140,000 Active 9 DOM
8. 2026-06-08
   days on market $140,000 Active 8 DOM
9. 2026-06-07
   days on market $140,000 Active 7 DOM
10. 2026-06-04
    days on market $140,000 Active 4 DOM
11. 2026-06-03
    days on market $140,000 Active 3 DOM
12. 2026-06-02
    days on market $140,000 Active 2 DOM
13. 2026-06-01
    remarks 677-char remark
14. 2026-06-01
    listed $140,000 Active 1 DOM

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/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 6 d/yr ≥105°F today · 15 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: $21,686
• − Mortgage interest: −$7,842
• − Property taxes: −$2,135
• − Insurance: −$700
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$3,300
• − Depreciation: −$4,073
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,147/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

+416.6% since first listed

20 events — show timeline

• 2026-05-25 Listed $140,000 GAMLS
• 2026-05-25 Listed $140,000 FMLS
• 2014-01-01 Listing Removed — GAMLS
• 2013-12-18 Relisted — GAMLS
• 2013-10-25 Pending — GAMLS
• 2013-07-16 Listed $22,000 GAMLS
• 2013-07-01 Listing Removed — GAMLS
• 2013-05-19 Relisted — GAMLS
• 2013-04-08 Pending — GAMLS
• 2013-03-31 Relisted — GAMLS
• 2013-03-02 Pending — GAMLS
• 2013-02-01 Relisted — GAMLS
• 2013-02-01 Listing Removed — GAMLS
• 2012-12-18 Price Changed $19,000 GAMLS
• 2012-11-08 Relisted — GAMLS
• 2012-11-01 Listing Removed — GAMLS
• 2012-09-27 Listed $24,900 GAMLS
• 2004-08-30 Sold (Public Records) $810,000 Public Records
• 2000-10-23 Sold (Public Records) $45,000 Public Records
• 1977-12-01 Sold (Public Records) $27,100 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,135 · +11.7% YoY. Source: county tax records.