515 Abbotts Mill Dr · Johns Creek, GA 30097

$415,000

3 bd · 3.5 ba · 1,736 sqft · Townhouse public records · 15 Days on market

Built 1999 2,064 sqft lot $239/sqft · 31% above area Est $442k · 6% under $175/mo HOA · 7% of rent

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Why this score? — see what drove the F 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).

• ARV discount +10.2/15.0
• Cash flow +6.6/30.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Showings start on Friday, May 1st. Incredible Johns Creek townhome opportunity featuring 3 bedrooms, each with its own full bath, with thoughtful updates throughout. Filled with natural light and offering exceptional storage, this home combines comfort, functionality, and an unbeatable location. Hardwood floors span the main living areas, while recent improvements include an updated roof, HVAC system, gas water heater, thermostats, and multiple new appliances -providing peace of mind for years to come. The updated kitchen features granite countertops, stainless steel appliances that remain with the home, and a breakfast bar seating area ideal for everyday living and entertaining. A large deck just off the dining area extends the living space outdoors, creating the perfect setting for entertaining or relaxing while overlooking the private, tree-lined backyard. Upstairs you'll find an oversized primary suite, with two closets and a primary bath with dual vanities. Laundry area is located upstairs, offers great storage and the updated washer and dryer are also included. The secondary bedrooms both have their own full bathroom and large closets. All three levels of this home are above ground. Located within a top-ranked school district, Northview High School is within walking distance. Enjoy easy access to shopping, dining, and the connected sidewalks leading to the vibrant new Medley development, making this Johns Creek location as convenient as it is desirable. It's located in the back of the neighborhood with a level cul-de-sac location. Yard maintenance, water and Trash are included in the low monthly HOA fees. FHA approved subdivision.

Key facts

• $175 HOA
• Garage
• Built 1999

Property features AI

Finance

• Other: One unit in the community
• HOA & community: Monthly association fee of $175; Association covers grounds maintenance, trash, and water; Has homeowners association

Exterior

• Parking: Attached garage (1 garage space); Total 2 parking spaces
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Natural gas available; Phone available; Underground utilities; Electricity available; Sewer available; Water available
• Home design: Townhouse/attached unit with 2+ common walls; Three or more levels; Fee simple ownership; Resale property; Slab foundation; Composition roof
• Construction: Vinyl siding construction; Built with slab foundation
• Exterior features: Private entrance; Private yard; Rain gutters; Rear stairs; Deck

Interior

• Kitchen: Breakfast bar and breakfast room; Stained cabinets; Stone counters; Dishwasher; Microwave; Refrigerator; Disposal
• Bedrooms: Oversized master bedroom; Two upper-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with double vanity and tub/shower combination; Two full baths on upper level, one full bath on lower level, one main-level half bath
• Heating & cooling: Central heating (forced air); Central air conditioning (electric); Ceiling fans
• Interior features: Entrance foyer; High ceilings (9 ft lower level, 10 ft main level); His and hers closets; Recessed lighting; Walk-in closets; Double pane windows; Factory-built gas log fireplace in family room (1 fireplace)
• Laundry & utility: Upper-level laundry room; Electric dryer hookup; Washer hookup (appliances listed include dryer)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $415k.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (37.0% below list).
• Recommended offer: $262k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.4% in Johns Creek — 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 (#187 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wilson Creek Elementary School (math 78% / reading 80%, grade A, #17 of 1,228 statewide, top 1%, 795 students, 10% FRL); River Trail Middle School (math 76% / reading 76%, grade A, #7 of 470 statewide, top 1%, 1,088 students, 9% FRL); Northview High School (math 77% / reading 50%, grade B-, #9 of 424 statewide, top 2%, 1,674 students, 8% FRL) — zoned schools average 9% FRL vs 41% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 51% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Fulton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 283 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,657 (37.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.63% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• GRM: 13.2

CMA / ARV

• ARV (median comp): $441,990
• List price: $415,000
• Delta: -6.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Abbotts Mill Ct #74	0.05mi	3/3.5	1,736 (0%)	12mo	$420,000	$242	88
830 Abbotts Mill Ct #81	0.09mi	3/3.5	1,736 (0%)	18mo	$425,000	$245	81
10822 Yorkwood St N	0.29mi	3/3.5	1,684 (-3%)	10mo	$445,000	$264	73
385 Abbotts Mill Dr #29	0.06mi	3/3.0	1,800 (+4%)	20mo	$434,990	$242	72
10828 Yorkwood St	0.30mi	3/2.5	1,684 (-3%)	14mo	$423,000	$251	66
810 Abbotts Mill Ct #83	0.10mi	4/2.5 (+1)	1,560 (-10%)	13mo	$412,000	$264	58
190 Abbotts Mill Dr	0.15mi	3/2.0	1,500 (-14%)	14mo	$425,000	$283	53
11050 Skyway Dr	0.39mi	4/3.5 (+1)	1,920 (+11%)	12mo	$520,000	$271	49
11090 Skyway Dr	0.40mi	4/3.5 (+1)	1,920 (+11%)	20mo	$516,000	$269	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: -0.00×
• Total profit: $-116,242
• Equity at exit: $61,878

10-year hold

• IRR: -47.4%
• Equity multiple: -0.55×
• Total profit: $-180,235
• Equity at exit: $35,882

Cash invested: $116,200 (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 30097

• Home prices YoY: -31.0%
• Rents YoY: 0.7%
• Active inventory: 283
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$173
• HOA: −$175
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-674

Break-even live

Break-even rent $3,470

Max offer price $295,912

Occupancy floor —

Sensitivity live

Price	-10% $-439	-5% $-557	+0% $-674	+5% $-792	+10% $-909
Rent	-10% $-881	-5% $-777	+0% $-674	+5% $-571	+10% $-467
Rate	-1.0pp $-465	-0.5pp $-569	base $-674	+0.5pp $-782	+1.0pp $-891

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10829 Yorkwood St Johns Creek, GA	4.0	3.5	1670	$2,600	$1.56	12d	1	0.26mi
6116 Prestwood Dr Johns Creek, GA	3.0	3.5	2080	$2,650	$1.27	19d	1	0.27mi
6300 Barwick Ln Johns Creek, GA	4.0	2.5	2176	$2,900	$1.33	45d	1	0.29mi
11065 Brunson Dr #247 Johns Creek, GA	4.0	3.5	2016	$2,700	$1.34	45d	1	0.42mi
6115 Abbotts Bridge Rd Johns Creek, GA	1.0–3.0	1.0–3.5	1402	$2,759	$1.97	7d	1	0.50mi
10970 Bell Rd Johns Creek, GA	1.0–2.0	1.0–2.0	1050	$2,577	$2.45	1d	11	0.51mi
6215 Johns Creek Cmns Johns Creek, GA	1.0–3.0	1.0–3.0	1268	$2,809	$2.21	1d	13	0.59mi
11134 Medlock Bridge Pkwy Johns Creek, GA	1.0–2.0	1.0–2.0	1065	$2,755	$2.59	1d	10	0.62mi
11175 Abbotts Station Dr Johns Creek, GA	3.0	2.0	1910	$2,249	$1.18	15d	1	0.81mi
11000 Lakefield Dr Unit 07006 Johns Creek, GA	2.0	2.0	1114	$1,827	$1.64	24d	1	1.05mi
665 Arncliffe Ct Johns Creek, GA	3.0	2.5	1988	$2,675	$1.35	26d	1	1.28mi
118 Briargate Dr Johns Creek, GA	3.0	2.5	2035	$3,450	$1.70	26d	1	1.33mi
400 Stambridge Ct Johns Creek, GA	3.0	2.5	1828	$2,600	$1.42	26d	1	1.37mi
415 Cadeleigh Ct Johns Creek, GA	3.0	2.5	2087	$2,900	$1.39	45d	1	1.46mi
11620 Bentham Ct Johns Creek, GA	3.0	2.5	1924	$2,700	$1.40	22d	1	1.48mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: watertrashgas

Listing history 8 events

1. 2026-05-14
   status Under Contract 1666-char remark

   Show marketing remark (1666 chars)

   Showings start on Friday, May 1st. Incredible Johns Creek townhome opportunity featuring 3 bedrooms, each with its own full bath, with thoughtful updates throughout. Filled with natural light and offering exceptional storage, this home combines comfort, functionality, and an unbeatable location. Hardwood floors span the main living areas, while recent improvements include an updated roof, HVAC system, gas water heater, thermostats, and multiple new appliances -providing peace of mind for years to come. The updated kitchen features granite countertops, stainless steel appliances that remain with the home, and a breakfast bar seating area ideal for everyday living and entertaining. A large deck just off the dining area extends the living space outdoors, creating the perfect setting for entertaining or relaxing while overlooking the private, tree-lined backyard. Upstairs you'll find an oversized primary suite, with two closets and a primary bath with dual vanities. Laundry area is located upstairs, offers great storage and the updated washer and dryer are also included. The secondary bedrooms both have their own full bathroom and large closets. All three levels of this home are above ground. Located within a top-ranked school district, Northview High School is within walking distance. Enjoy easy access to shopping, dining, and the connected sidewalks leading to the vibrant new Medley development, making this Johns Creek location as convenient as it is desirable. It's located in the back of the neighborhood with a level cul-de-sac location. Yard maintenance, water and Trash are included in the low monthly HOA fees. FHA approved subdivision.

2. 2026-05-14
   status Pending 1636-char remark

   Show marketing remark (1666 chars)

   Showings start on Friday, May 1st. Incredible Johns Creek townhome opportunity featuring 3 bedrooms, each with its own full bath, with thoughtful updates throughout. Filled with natural light and offering exceptional storage, this home combines comfort, functionality, and an unbeatable location. Hardwood floors span the main living areas, while recent improvements include an updated roof, HVAC system, gas water heater, thermostats, and multiple new appliances -providing peace of mind for years to come. The updated kitchen features granite countertops, stainless steel appliances that remain with the home, and a breakfast bar seating area ideal for everyday living and entertaining. A large deck just off the dining area extends the living space outdoors, creating the perfect setting for entertaining or relaxing while overlooking the private, tree-lined backyard. Upstairs you'll find an oversized primary suite, with two closets and a primary bath with dual vanities. Laundry area is located upstairs, offers great storage and the updated washer and dryer are also included. The secondary bedrooms both have their own full bathroom and large closets. All three levels of this home are above ground. Located within a top-ranked school district, Northview High School is within walking distance. Enjoy easy access to shopping, dining, and the connected sidewalks leading to the vibrant new Medley development, making this Johns Creek location as convenient as it is desirable. It's located in the back of the neighborhood with a level cul-de-sac location. Yard maintenance, water and Trash are included in the low monthly HOA fees. FHA approved subdivision.

3. 2026-04-29
   listed $415,000 Active 1636-char remark
4. 2026-04-29
   historical $415,000 1636-char remark
5. 2026-04-28
   listed $415,000 New 1666-char remark

   Show marketing remark (1666 chars)

   Showings start on Friday, May 1st. Incredible Johns Creek townhome opportunity featuring 3 bedrooms, each with its own full bath, with thoughtful updates throughout. Filled with natural light and offering exceptional storage, this home combines comfort, functionality, and an unbeatable location. Hardwood floors span the main living areas, while recent improvements include an updated roof, HVAC system, gas water heater, thermostats, and multiple new appliances -providing peace of mind for years to come. The updated kitchen features granite countertops, stainless steel appliances that remain with the home, and a breakfast bar seating area ideal for everyday living and entertaining. A large deck just off the dining area extends the living space outdoors, creating the perfect setting for entertaining or relaxing while overlooking the private, tree-lined backyard. Upstairs you'll find an oversized primary suite, with two closets and a primary bath with dual vanities. Laundry area is located upstairs, offers great storage and the updated washer and dryer are also included. The secondary bedrooms both have their own full bathroom and large closets. All three levels of this home are above ground. Located within a top-ranked school district, Northview High School is within walking distance. Enjoy easy access to shopping, dining, and the connected sidewalks leading to the vibrant new Medley development, making this Johns Creek location as convenient as it is desirable. It's located in the back of the neighborhood with a level cul-de-sac location. Yard maintenance, water and Trash are included in the low monthly HOA fees. FHA approved subdivision.

6. 2009-09-11
   soldstatus $153,000
7. 2006-12-21
   soldstatus $182,000
8. 1999-11-10
   soldstatus $141,950

ⓘ 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: $2,604 · $217/mo
• Projected year-2 tax: $3,818 · $318/mo
• Expected delta: +$1,214/yr (+$101/mo · 46.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,399
• − Mortgage interest: −$23,246
• − Property taxes: −$2,604
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$2,100
• − Depreciation: −$12,073
• Taxable loss: −$15,723
• Est. tax savings @ 24.0%: +$3,774
• After-tax cash flow: $-4,316/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Johns Creek

• Score: 66/100
• State rank: #187
• US rank: #11679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johns Creek, GA
• County: Gwinnett County · 952,346 people
• City population: 64,546
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 46,876
• Household income: $124,890
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1273.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Asian 40% White 37% Black 13% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 38% · South Korea, China, Canada
• Languages at home: 55% English-only · Other Indo-European 10% Chinese 9% Korean 9%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.49%
• Current HPI: 232.888
• Rent YoY: ▲ 0.66%
• 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

+188.8% since first listed

10 events — show timeline

• 2026-05-26 Sold (MLS) $410,000 FMLS
• 2026-05-26 Sold (MLS) $410,000 GAMLS
• 2026-05-14 Pending — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-04-29 Listed $415,000 FMLS
• 2026-04-29 Coming Soon $415,000 FMLS
• 2026-04-28 Listed $415,000 GAMLS
• 2009-09-11 Sold (Public Records) $153,000 Public Records
• 2006-12-21 Sold (Public Records) $182,000 Public Records
• 1999-11-10 Sold (Public Records) $141,950 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,604 · +2.8% YoY. Source: county tax records.