3236 Abbeywood Dr · Panthersville, GA 30034

$130,000

3 bd · 1.5 ba · 1,254 sqft · Condo public records · 50 Days on market

Built 1969 $104/sqft · 31% above area Est $99k · 31% over $227/mo HOA · 13% of rent

---

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 +24.0/30.0
• 1% rule +8.5/10.0
• DSCR +7.7/10.0
• 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

Updated 2-bedroom, 1.5-bath home in a convenient Decatur location! This move-in-ready property features modern upgrades, a functional layout, and comfortable living spaces filled with natural light. The spacious bedrooms offer plenty of room to relax, while the half bath adds everyday convenience for guests. Ideally situated near shopping, dining, schools, and major highways for an easy commute. Perfect for first-time buyers and downsizers.

Key facts

• Half bath
• Decatur location
• Modern upgrades

Tags

• DECATUR LOCATION
• MODERN UPGRADES
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• NATURAL LIGHT
• HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $899 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 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $65k; list at $130k implies a 100% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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: 1.35% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 6.2

CMA / ARV

• ARV (median comp): $98,963
• List price: $130,000
• Delta: 31.36%
• 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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,163
• Equity at exit: $19,383

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $10,343
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$682
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$54
• HOA: −$227
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $254

Break-even live

Break-even rent $1,439

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• 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	0.15mi
2579 Charleston Ter Decatur, GA	3.0	2.5	1866	$2,095	$1.12	5d	1	0.27mi
3444 Sumter Pl Decatur, GA	3.0	2.5	1684	$1,995	$1.18	44d	1	0.37mi
3000 Ember Dr Decatur, GA	1.0–3.0	1.0–2.0	876	$1,400	$1.60	2d	11	0.52mi
2892 Eastwyck Cir Decatur, GA	1.0–4.0	1.0–2.0	1114	$1,393	$1.25	24d	1	0.72mi
2816 Knollview Dr Decatur, GA	3.0	1.5	1114	$1,605	$1.44	21d	1	0.81mi
3100 Lumby Dr Decatur, GA	1.0–3.0	1.0–2.0	1057	$1,808	$1.71	1d	26	0.85mi
2813 Rainbow Forest Dr Decatur, GA	3.0	2.0	1792	$1,650	$0.92	17d	1	0.88mi
100 Lumby Ct Decatur, GA	1.0–3.0	1.0–2.0	1150	$1,899	$1.65	2d	11	0.92mi
3525 Oregon Trl Decatur, GA	3.0	2.0	1296	$1,825	$1.41	13d	1	1.05mi
2975 Edna Ln Decatur, GA	3.0	2.0	1180	$2,000	$1.69	5d	1	1.08mi
3800 Flat Shoals Pkwy Decatur, GA	2.0–3.0	1.5–2.5	1370	$1,711	$1.25	2d	51	1.15mi
2840 Vining Ridge Ter Unit 1 Decatur, GA	3.0	2.5	1433	$1,425	$0.99	3d	1	1.16mi
2868 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,499	$0.98	18d	1	1.19mi
3409 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,990	$1.37	44d	1	1.20mi
3415 Hyland Dr Decatur, GA	3.0	2.0	1454	$1,895	$1.30	21d	1	1.20mi
2805 Vining Ridge Ter Decatur, GA	3.0	2.5	1664	$1,600	$0.96	44d	1	1.21mi
3443 Hyland Dr Decatur, GA	3.0	2.0	1284	$2,000	$1.56	44d	1	1.24mi
3229 McAfee Rd Decatur, GA	3.0	1.0	1300	$1,600	$1.23	44d	1	1.26mi
2918 Vining Ridge Ter Decatur, GA	2.0	2.5	1528	$1,800	$1.18	5d	1	1.26mi
2747 Kelly Lake Rd Decatur, GA	2.0	2.0	1162	$1,349	$1.16	24d	1	1.27mi
2725 Vining Ridge Ter Unit 2725 Decatur, GA	2.0	2.5	1590	$1,500	$0.94	44d	1	1.28mi
2571 Candler Rd Decatur, GA	1.0–2.0	1.0–2.0	901	$1,149	$1.27	13d	121	1.29mi
3188 Panthers Trce Decatur, GA	2.0	3.0	1350	$1,495	$1.11	44d	1	1.30mi
3162 Panthers Trce Decatur, GA	3.0	2.5	1434	$1,700	$1.19	44d	1	1.30mi
2954 Vining Ridge Ln Decatur, GA	2.0	2.5	1528	$1,495	$0.98	44d	1	1.31mi
3859 Flat Shoals Pkwy Decatur, GA	1.0–2.0	1.0–2.5	1018	$1,400	$1.37	13d	7	1.31mi
2425 Candler Rd Decatur, GA	3.0	2.0	1196	$1,399	$1.17	24d	1	1.32mi
2425 Candler Rd Decatur, GA	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	15d	18	1.32mi
3321 Peppertree Cir Decatur, GA	1.0–3.0	1.0	813	$1,299	$1.60	21d	31	1.32mi
2741 Williamsburg Dr Decatur, GA	4.0	1.5	1508	$1,695	$1.12	44d	1	1.33mi
2112 Royal Fox Way Decatur, GA	4.0	2.0	1518	$2,049	$1.35	44d	1	1.36mi
3379 Flat Shoals Rd Decatur, GA	2.0	2.5	1230	$1,512	$1.23	2d	9	1.37mi
3186 Quincetree Ln Decatur, GA	2.0	2.0	994	$1,350	$1.36	44d	1	1.39mi
3205 Quincetree Ln Decatur, GA	2.0	2.0	1218	$1,600	$1.31	19d	1	1.41mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,100	$0.91	4d	1	1.42mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,490	$1.23	13d	1	1.42mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,200	$0.99	18d	1	1.42mi
1978 Glendale Dr Decatur, GA	3.0	2.0	1425	$1,000	$0.70	24d	1	1.42mi
1972 Glendale Dr Decatur, GA	3.0	2.0	1211	$1,790	$1.48	44d	1	1.43mi

HOA detail condo

• Monthly dues: $227 · $2,724/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-07
   status Under Contract 444-char remark

   Show marketing remark (444 chars)

   Updated 2-bedroom, 1.5-bath home in a convenient Decatur location! This move-in-ready property features modern upgrades, a functional layout, and comfortable living spaces filled with natural light. The spacious bedrooms offer plenty of room to relax, while the half bath adds everyday convenience for guests. Ideally situated near shopping, dining, schools, and major highways for an easy commute. Perfect for first-time buyers and downsizers.

2. 2026-05-07
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Updated 2-bedroom, 1.5-bath home in a convenient Decatur location! This move-in-ready property features modern upgrades, a functional layout, and comfortable living spaces filled with natural light. The spacious bedrooms offer plenty of room to relax, while the half bath adds everyday convenience for guests. Ideally situated near shopping, dining, schools, and major highways for an easy commute. Perfect for first-time buyers and downsizers.

3. 2026-03-13
   listed $130,000 New 444-char remark

   Show marketing remark (444 chars)

   Updated 2-bedroom, 1.5-bath home in a convenient Decatur location! This move-in-ready property features modern upgrades, a functional layout, and comfortable living spaces filled with natural light. The spacious bedrooms offer plenty of room to relax, while the half bath adds everyday convenience for guests. Ideally situated near shopping, dining, schools, and major highways for an easy commute. Perfect for first-time buyers and downsizers.

4. 2026-03-13
   listed $130,000 Active 444-char remark

   Show marketing remark (444 chars)

   Updated 2-bedroom, 1.5-bath home in a convenient Decatur location! This move-in-ready property features modern upgrades, a functional layout, and comfortable living spaces filled with natural light. The spacious bedrooms offer plenty of room to relax, while the half bath adds everyday convenience for guests. Ideally situated near shopping, dining, schools, and major highways for an easy commute. Perfect for first-time buyers and downsizers.

5. 2025-07-31
   historical
6. 2025-07-31
   historical
7. 2025-04-01
   price $134,000
8. 2025-04-01
   price $134,000
9. 2025-02-13
   listed $139,000 Active
10. 2025-02-13
    listed $139,000 New
11. 2024-12-31
    historical
12. 2024-12-31
    historical
13. 2024-09-20
    price $155,000
14. 2024-09-20
    price $155,000
15. 2024-09-20
    listed $175,000 New
16. 2024-09-20
    listed $175,000 Active
17. 2017-06-19
    soldstatus $65,000
18. 2014-01-28
    historical
19. 2014-01-26
    status Back On Market
20. 2013-09-28
    status Under Contract
21. 2013-05-02
    listed $16,000 New
22. 2004-08-30
    soldstatus $810,000
23. 1997-07-24
    soldstatus $26,500
24. 1997-05-06
    soldstatus $33,162

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/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 · 18 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: $21,130
• − Mortgage interest: −$7,282
• − Property taxes: −$2,091
• − Insurance: −$650
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$2,724
• − Depreciation: −$3,782
• Taxable income: $1,220
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,754/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

+292.0% since first listed

24 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — FMLS
• 2026-03-13 Listed $130,000 FMLS
• 2026-03-13 Listed $130,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-04-01 Price Changed $134,000 FMLS
• 2025-04-01 Price Changed $134,000 GAMLS
• 2025-02-13 Listed $139,000 GAMLS
• 2025-02-13 Listed $139,000 FMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-09-20 Price Changed $155,000 GAMLS
• 2024-09-20 Price Changed $155,000 FMLS
• 2024-09-20 Listed $175,000 FMLS
• 2024-09-20 Listed $175,000 GAMLS
• 2017-06-19 Sold (Public Records) $65,000 Public Records
• 2014-01-28 Listing Removed — GAMLS
• 2014-01-26 Relisted — GAMLS
• 2013-09-28 Pending — GAMLS
• 2013-05-02 Listed $16,000 GAMLS
• 2004-08-30 Sold (Public Records) $810,000 Public Records
• 1997-07-24 Sold (Public Records) $26,500 Public Records
• 1997-05-06 Sold (Public Records) $33,162 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,091 · +11.5% YoY. Source: county tax records.