114 Abby Ln · Carrollton, GA 30117

$250,000

3 bd · 2.5 ba · 1,653 sqft · Townhouse public records · 19 Days on market

Built 2003 3,920 sqft lot Est $339k · 26% under $33/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +11.9/30.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

Key facts

• Move-in ready
• Spacious kitchen
• Brand-new roof

Tags

• CORNER TOWNHOUSE
• BRAND-NEW ROOF
• SPACIOUS KITCHEN
• PRIVATE BACK PATIO
• MOVE-IN READY
• CORNER UNIT

Property features AI

Finance

• HOA & community: Annual association fee of $399; Association covers grounds maintenance; Community has a homeowners association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (other); Additional utilities: other
• Home design: Two-level townhouse/condo; Brick and vinyl siding with brick front; Composition roof; Slab foundation; Resale property; Ownership: other; GPS friendly directions; Asphalt road access
• Construction: Brick and vinyl siding construction; Composition shingle roof; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Electric range; Microwave
• Bedrooms: Three upper-level bedrooms; Bedroom features: none listed
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Other interior features; End unit with one common wall
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-65 ($-780/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.8% below list).
• Recommended offer: $201k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, commute F, employment F.
• Carrollton City (town): math 43% / reading 41% proficiency, ranked #44 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carrollton Elementary School (math 48% / reading 42%, grade D-, #327 of 1,228 statewide, top 27%, 1,783 students, 56% FRL); Carrollton Jr. High School (math 37% / reading 45%, grade F, #135 of 470 statewide, top 29%, 883 students, 52% FRL); Carrollton High School (math 36% / reading 24%, grade F, #135 of 424 statewide, top 32%, 1,757 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 262 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $250k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,546 (19.8% 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 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?
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: 0.80% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $338,865
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Abby Ln	0.00mi	3/2.5	1,653 (0%)	1mo	$250,000	$151	99
205 Johnson Ave #217	0.65mi	2/2.5 (-1)	1,722 (+4%)	4mo	$353,000	$205	55

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-45,253
• Equity at exit: $37,276

10-year hold

• IRR: -11.4%
• Equity multiple: 0.33×
• Total profit: $-47,191
• Equity at exit: $21,615

Cash invested: $70,000 (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 30117

• Home prices YoY: -14.7%
• Rents YoY: 2.7%
• Active inventory: 262
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-65

Break-even live

Break-even rent $2,088

Max offer price $238,515

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $6	+0% $-65	+5% $-136	+10% $-207
Rent	-10% $-223	-5% $-144	+0% $-65	+5% $14	+10% $93
Rate	-1.0pp $61	-0.5pp $-1	base $-65	+0.5pp $-130	+1.0pp $-196

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Pennsylvania Ave Carrollton, GA	3.0	2.0	1200	$1,850	$1.54	4d	1	0.15mi
145 Wrenwood Ln Carrollton, GA	4.0	2.0	1698	$3,250	$1.91	45d	1	0.20mi
902 Rome St Unit A Carrollton, GA	3.0	2.0	1270	$1,400	$1.10	26d	1	0.22mi
207 Adamson Sq Unit A Carrollton, GA	3.0	1.0	1200	$1,595	$1.33	26d	1	0.78mi
202 Bradley St Carrollton, GA	2.0	2.0	1231	$1,595	$1.30	45d	1	0.84mi
108 Chalfont Cir Carrollton, GA	3.0	2.0	1054	$1,750	$1.66	45d	1	0.93mi
405 Bradley St Unit C Carrollton, GA	2.0	1.0	1100	$1,315	$1.20	45d	1	0.98mi
163 Fawn Cir Carrollton, GA	3.0	2.0	1928	$2,095	$1.09	26d	1	1.01mi
117 Fawn Cir Carrollton, GA	4.0	3.0	1746	$1,869	$1.07	45d	1	1.18mi
598 S Park St Carrollton, GA	2.0–3.0	1.0–2.0	1100	$1,642	$1.49	0d	6	1.27mi
617 Burson Ave Carrollton, GA	3.0	2.5	1340	$1,400	$1.04	4d	1	1.40mi
1170 Cedar St Carrollton, GA	3.0	2.5	1935	$2,450	$1.27	0d	1	1.46mi
153 Carroll Cir Carrollton, GA	3.0	2.0	1189	$1,695	$1.43	5d	1	1.48mi
153 Carroll Cir Carrollton, GA	3.0	2.0	1189	$1,695	$1.43	6d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 27 events

1. 2026-04-28
   status Pending

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

2. 2026-04-28
   status Under Contract 619-char remark

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

3. 2026-04-13
   price $250,000

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

4. 2026-04-13
   price $250,000 619-char remark

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

5. 2026-04-11
   price $262,000

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

6. 2026-04-11
   price $262,000 619-char remark

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

7. 2026-03-26
   listed $268,000 Active

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

8. 2026-03-26
   listed $268,000 New 619-char remark

   Show marketing remark (619 chars)

   Right in the City of Carrollton, this corner townhouse on Abby Lane keeps you close to it all-just a short walk to the Carrollton GreenBelt and Adamson Square. 3 bed, 2 bath in the Carrollton City Schools district with a brand new roof and an easy, low-maintenance setup. Inside feels bright and open with great natural light and a spacious kitchen that flows right into the living area-comfortable for everyday living or having people over. Front porch, private back patio, one-car garage, and the bonus of being a corner unit with a little extra space. Move-in ready and in a location that's hard to beat.

9. 2017-05-31
   soldstatus $124,134 Sold 149-char remark

   Show marketing remark (149 chars)

   3 Bedroom 2.5 Bath Town home with covered back porch. Walk to Hobbs Farm and the Greenbelt Trail Head! End unit with 1 car garage, HOA $399 per year.

10. 2017-05-31
    soldstatus $123,900

    Show marketing remark (149 chars)

    3 Bedroom 2.5 Bath Town home with covered back porch. Walk to Hobbs Farm and the Greenbelt Trail Head! End unit with 1 car garage, HOA $399 per year.

11. 2017-04-25
    status Under Contract 149-char remark

    Show marketing remark (149 chars)

    3 Bedroom 2.5 Bath Town home with covered back porch. Walk to Hobbs Farm and the Greenbelt Trail Head! End unit with 1 car garage, HOA $399 per year.

12. 2017-04-18
    listed $124,900 New 149-char remark

    Show marketing remark (149 chars)

    3 Bedroom 2.5 Bath Town home with covered back porch. Walk to Hobbs Farm and the Greenbelt Trail Head! End unit with 1 car garage, HOA $399 per year.

13. 2013-11-15
    price $78,600
14. 2013-11-12
    price $78,600
15. 2013-02-07
    soldstatus $78,600 Sold
16. 2013-02-07
    price $79,900
17. 2013-02-07
    soldstatus $78,600 Sold
18. 2013-02-02
    historical
19. 2013-01-22
    historical
20. 2013-01-22
    price $79,900
21. 2013-01-14
    price $79,900 Reduced
22. 2013-01-11
    price $79,900
23. 2012-12-10
    historical
24. 2012-11-14
    listed $89,900 Active
25. 2012-11-14
    listed $89,900 New
26. 2012-06-11
    listed $79,900 New
27. 2005-01-03
    soldstatus $120,000

ⓘ 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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,066
• − Mortgage interest: −$14,004
• − Property taxes: −$2,414
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable loss: −$5,121
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $449/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: Carrollton City
• NCES district ID: 1300870
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $34,970
• Composite: 34.73/100
• National rank: #5133
• State rank: #44 of 174 in GA

Livability — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, GA
• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,804
• Household income: $61,842
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1956.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, United Kingdom
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.30%
• Current HPI: 331.823
• Rent YoY: ▲ 2.71%
• 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

+108.3% since first listed

27 events — show timeline

• 2026-04-28 Pending — FMLS
• 2026-04-28 Pending — GAMLS
• 2026-04-13 Price Changed $250,000 FMLS
• 2026-04-13 Price Changed $250,000 GAMLS
• 2026-04-11 Price Changed $262,000 FMLS
• 2026-04-11 Price Changed $262,000 GAMLS
• 2026-03-26 Listed $268,000 GAMLS
• 2026-03-26 Listed $268,000 FMLS
• 2017-05-31 Sold (Public Records) $123,900 Public Records
• 2017-05-31 Sold (MLS) $124,134 GAMLS
• 2017-04-25 Pending — GAMLS
• 2017-04-18 Listed $124,900 GAMLS
• 2013-11-15 Price Changed $78,600 GAMLS
• 2013-11-12 Price Changed $78,600 FMLS
• 2013-02-07 Sold (MLS) $78,600 GAMLS
• 2013-02-07 Sold (MLS) $78,600 FMLS
• 2013-02-07 Price Changed $79,900 FMLS
• 2013-02-02 Listing Removed — FMLS
• 2013-01-22 Listing Removed — GAMLS
• 2013-01-22 Price Changed $79,900 GAMLS
• 2013-01-14 Price Changed $79,900 GAMLS
• 2013-01-11 Price Changed $79,900 FMLS
• 2012-12-10 Listing Removed — GAMLS
• 2012-11-14 Listed $89,900 FMLS
• 2012-11-14 Listed $89,900 GAMLS
• 2012-06-11 Listed $79,900 GAMLS
• 2005-01-03 Sold (Public Records) $120,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,414 · -3.1% YoY. Source: county tax records.