3300 Dogwood Dr #311 · Hapeville, GA 30354

$199,000

2 bd · 2.0 ba · 1,295 sqft · Condo public records · 14 Days on market

Built 2004 $154/sqft · 13% below area Est $230k · 13% under $420/mo HOA · 20% 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 +13.5/15.0
• Cash flow +11.3/30.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! This is your last chance to grab one of the best values in metro Atlanta with new development exploding in the immediate surrounding area! This spacious, top-floor corner unit is VA approved and loaded with upgrades — including stainless steel appliances, a nearly new HVAC system, and hot water heater. Fresh, modern, and move-in ready! Located in a quiet, gated, and secure community monitored by Hapeville Police, the home is just steps from local favorites like the Original Chick-fil-A, Chattabrewchee, Cafe Belli, Folk Art, Volare Wine & Bistro, and more. Plus, it's only 5 minutes from Hartsfield-Jackson Airport and walkable to Delta HQ, with quick access to Midtown, Downtown, and Buckhead. Inside, you’ll love the full-sized laundry room, large closets, linen storage, and a bonus nook perfect for an office or reading area. With plenty of parking, well-maintained grounds, and a peaceful atmosphere, this community is truly a hidden gem. You won’t beat the size, price, or location. Motivated seller! Owner is a licensed Georgia agent and member of the listing brokerage.

Key facts

• Large closets
• Bonus nook
• Linen storage

Tags

• TOP FLOOR CORNER UNIT
• GATED SECURE COMMUNITY
• FULL SIZED LAUNDRY ROOM
• LARGE CLOSETS
• LINEN STORAGE
• BONUS NOOK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-74 ($-886/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $186k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.6% in Hapeville — 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 76/100 on livability (#25 in GA, #3,590 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, commute 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.
• Market conditions: Rents rising fast (+5.5%/yr); 175 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $185,958 (6.6% 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. 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 F-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. 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?
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: 1.05% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 8.0

CMA / ARV

• ARV (median comp): $229,814
• List price: $199,000
• Delta: -2.09%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-31,449
• Equity at exit: $29,672

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-9,770
• Equity at exit: $17,206

Cash invested: $55,720 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$83
• HOA: −$420
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-74

Break-even live

Break-even rent $2,175

Max offer price $185,958

Occupancy floor 99%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Dogwood Dr #311 Atlanta, GA	1.0	1.0	1295	$950	$0.73	18d	1	0.04mi
3335 Dogwood Dr Hapeville, GA	3.0	3.5	1670	$3,020	$1.81	12d	1	0.10mi
518 North Ave Atlanta, GA	2.0	1.5	1096	$2,150	$1.96	10d	1	0.14mi
535 Lake Dr Atlanta, GA	3.0	2.0	1080	$2,275	$2.11	43d	1	0.23mi
3166 Jackson St Atlanta, GA	3.0	2.0	1650	$1,595	$0.97	24d	1	0.25mi
583 King Arnold St Atlanta, GA	3.0	3.5	1787	$2,700	$1.51	1d	1	0.28mi
3353 Myrtle St Atlanta, GA	3.0	2.0	1504	$2,950	$1.96	43d	1	0.30mi
735 Oak Dr Hapeville, GA	2.0	1.0	1053	$1,550	$1.47	22d	1	0.34mi
3301 Old Jonesboro Rd Atlanta, GA	2.0	1.0	899	$2,250	$2.50	5d	1	0.34mi
3116 Jackson St Atlanta, GA	2.0	2.0	1016	$1,900	$1.87	43d	1	0.35mi
801 N Central Ave Atlanta, GA	2.0–4.0	2.5–3.5	1586	$2,800	$1.76	3d	10	0.42mi
3162 Oakdale Rd Atlanta, GA	3.0	1.0	1040	$3,200	$3.08	43d	1	0.43mi
436 Grady Pl Atlanta, GA	3.0	2.0	1425	$2,100	$1.47	15d	1	0.51mi
3558 Elm St Atlanta, GA	3.0	1.0–2.0	1098	$2,751	$2.50	12d	33	0.57mi
278 Moreland Way Atlanta, GA	3.0	2.0	1000	$1,945	$1.95	24d	1	0.61mi
558 College St Atlanta, GA	1.0–2.0	1.5	850	$1,289	$1.52	15d	6	0.62mi
231 Maple St Atlanta, GA	3.0	2.0	1068	$1,645	$1.54	43d	1	0.62mi
3640 S Fulton Ave Atlanta, GA	1.0–2.0	1.0–2.0	950	$1,793	$1.89	2d	27	0.65mi
3028 Grand Ave SW Atlanta, GA	1.0	1.0	1048	$900	$0.86	5d	1	0.71mi
397 N Central Ave Hapeville, GA	1.0–2.0	1.0–2.0	950	$2,704	$2.85	1d	24	0.72mi
3066 Waters Rd SW Atlanta, GA	3.0	1.0	1144	$1,395	$1.22	20d	1	0.81mi
3054 Waters Rd SW Atlanta, GA	3.0	1.0	891	$1,800	$2.02	7d	1	0.83mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	16d	2	0.84mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	13d	1	0.84mi
2875 3rd Ave SW Unit A Atlanta, GA	2.0	1.0	900	$1,245	$1.38	2d	1	0.89mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	5d	1	0.99mi
2932 Palm Dr Atlanta, GA	3.0	2.5	1589	$3,200	$2.01	4d	1	1.01mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	24d	1	1.13mi
131 Oak Dr SE Atlanta, GA	3.0	2.0	1848	$1,750	$0.95	24d	1	1.17mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	5d	1	1.20mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	12d	1	1.22mi
3188 Ward Dr SW Atlanta, GA	3.0	1.5	1025	$1,800	$1.76	12d	1	1.26mi
210 Oak Dr SE Atlanta, GA	3.0	2.0	1330	$1,400	$1.05	24d	1	1.27mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	1.36mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,250	$1.24	15d	1	1.38mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	43d	1	1.40mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,333	$1.33	2d	1	1.41mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	43d	1	1.42mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: waterlandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $199,000 Active 14 DOM
2. 2026-06-17
   days on market $199,000 Active 13 DOM
3. 2026-06-16
   days on market $199,000 Active 12 DOM
4. 2026-06-15
   days on market $199,000 Active 11 DOM
5. 2026-06-13
   days on market $199,000 Active 9 DOM
6. 2026-06-09
   days on market $199,000 Active 5 DOM
7. 2026-06-08
   days on market $199,000 Active 4 DOM
8. 2026-06-07
   pricedays on marketlisting id $199,000 Active 3 DOM
9. 2026-05-31
   days on market $225,000 Active 96 DOM
10. 2026-02-24
    status Active

    Show marketing remark (1135 chars)

    MOTIVATED SELLER! This is your last chance to grab one of the best values in metro Atlanta with new development exploding in the immediate surrounding area! This spacious, top-floor corner unit is VA approved and loaded with upgrades — including stainless steel appliances, a nearly new HVAC system, and hot water heater. Fresh, modern, and move-in ready! Located in a quiet, gated, and secure community monitored by Hapeville Police, the home is just steps from local favorites like the Original Chick-fil-A, Chattabrewchee, Cafe Belli, Folk Art, Volare Wine & Bistro, and more. Plus, it's only 5 minutes from Hartsfield-Jackson Airport and walkable to Delta HQ, with quick access to Midtown, Downtown, and Buckhead. Inside, you’ll love the full-sized laundry room, large closets, linen storage, and a bonus nook perfect for an office or reading area. With plenty of parking, well-maintained grounds, and a peaceful atmosphere, this community is truly a hidden gem. You won’t beat the size, price, or location. Motivated seller! Owner is a licensed Georgia agent and member of the listing brokerage.

11. 2026-02-24
    historical

    Show marketing remark (1135 chars)

    MOTIVATED SELLER! This is your last chance to grab one of the best values in metro Atlanta with new development exploding in the immediate surrounding area! This spacious, top-floor corner unit is VA approved and loaded with upgrades — including stainless steel appliances, a nearly new HVAC system, and hot water heater. Fresh, modern, and move-in ready! Located in a quiet, gated, and secure community monitored by Hapeville Police, the home is just steps from local favorites like the Original Chick-fil-A, Chattabrewchee, Cafe Belli, Folk Art, Volare Wine & Bistro, and more. Plus, it's only 5 minutes from Hartsfield-Jackson Airport and walkable to Delta HQ, with quick access to Midtown, Downtown, and Buckhead. Inside, you’ll love the full-sized laundry room, large closets, linen storage, and a bonus nook perfect for an office or reading area. With plenty of parking, well-maintained grounds, and a peaceful atmosphere, this community is truly a hidden gem. You won’t beat the size, price, or location. Motivated seller! Owner is a licensed Georgia agent and member of the listing brokerage.

12. 2026-02-24
    listed $225,000 Active 1135-char remark

    Show marketing remark (1135 chars)

    MOTIVATED SELLER! This is your last chance to grab one of the best values in metro Atlanta with new development exploding in the immediate surrounding area! This spacious, top-floor corner unit is VA approved and loaded with upgrades — including stainless steel appliances, a nearly new HVAC system, and hot water heater. Fresh, modern, and move-in ready! Located in a quiet, gated, and secure community monitored by Hapeville Police, the home is just steps from local favorites like the Original Chick-fil-A, Chattabrewchee, Cafe Belli, Folk Art, Volare Wine & Bistro, and more. Plus, it's only 5 minutes from Hartsfield-Jackson Airport and walkable to Delta HQ, with quick access to Midtown, Downtown, and Buckhead. Inside, you’ll love the full-sized laundry room, large closets, linen storage, and a bonus nook perfect for an office or reading area. With plenty of parking, well-maintained grounds, and a peaceful atmosphere, this community is truly a hidden gem. You won’t beat the size, price, or location. Motivated seller! Owner is a licensed Georgia agent and member of the listing brokerage.

13. 2026-02-10
    status Pending
14. 2025-12-06
    price $220,000
15. 2025-12-02
    price $189,000
16. 2025-11-15
    status Active
17. 2025-10-17
    listed $220,000 Active
18. 2025-10-17
    historical
19. 2025-09-11
    listed $199,000 Active
20. 2025-09-11
    historical
21. 2025-09-09
    price $215,000
22. 2025-08-28
    listed $219,000 Active
23. 2025-08-27
    historical
24. 2025-08-14
    listed $229,000 Active
25. 2023-09-22
    soldstatus $203,000 Closed
26. 2023-09-22
    soldstatus $203,000
27. 2023-08-22
    historical Active Under Contract
28. 2023-08-05
    status Active
29. 2023-07-17
    historical Active Under Contract
30. 2023-07-08
    listed $212,000 Active
31. 2023-05-30
    historical
32. 2023-04-28
    price $212,500
33. 2023-04-19
    status Back On Market
34. 2023-02-10
    soldstatus $146,500
35. 2022-11-05
    status Under Contract
36. 2022-10-25
    listed $199,000 New
37. 2019-10-04
    historical
38. 2019-09-10
    listed $129,000 New
39. 2006-10-25
    soldstatus $3,400,000

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $2,064 · $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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,983
• − Mortgage interest: −$11,147
• − Property taxes: −$2,064
• − Insurance: −$995
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$5,040
• − Depreciation: −$5,789
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $86/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 — Hapeville

• Score: 76/100
• State rank: #25
• US rank: #3590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hapeville, GA
• County: Fulton County · 1,094,430 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 16,182
• Household income: $63,189
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 930.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 16% White 10% Two or more races 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Swedish 1%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 81% English-only · Spanish 15% German/W. Germanic 1% Vietnamese 1%

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: ▼ -67.78%
• Current HPI: 320.1111
• Rent YoY: ▲ 5.45%
• 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

-93.4% since first listed

30 events — show timeline

• 2026-02-24 Relisted — FMLS
• 2026-02-24 Listed $225,000 FMLS
• 2026-02-24 Listing Removed — FMLS
• 2026-02-10 Pending — FMLS
• 2025-12-06 Price Changed $220,000 FMLS
• 2025-12-02 Price Changed $189,000 FMLS
• 2025-11-15 Relisted — FMLS
• 2025-10-17 Listing Removed — FMLS
• 2025-10-17 Listed $220,000 FMLS
• 2025-09-11 Listing Removed — FMLS
• 2025-09-11 Listed $199,000 FMLS
• 2025-09-09 Price Changed $215,000 FMLS
• 2025-08-28 Listed $219,000 FMLS
• 2025-08-27 Listing Removed — FMLS
• 2025-08-14 Listed $229,000 FMLS
• 2023-09-22 Sold (Public Records) $203,000 Public Records
• 2023-09-22 Sold (MLS) $203,000 FMLS
• 2023-08-22 Contingent — FMLS
• 2023-08-05 Relisted — FMLS
• 2023-07-17 Contingent — FMLS
• 2023-07-08 Listed $212,000 FMLS
• 2023-05-30 Listing Removed — GAMLS
• 2023-04-28 Price Changed $212,500 GAMLS
• 2023-04-19 Relisted — GAMLS
• 2023-02-10 Sold (Public Records) $146,500 Public Records
• 2022-11-05 Pending — GAMLS
• 2022-10-25 Listed $199,000 GAMLS
• 2019-10-04 Listing Removed — GAMLS
• 2019-09-10 Listed $129,000 GAMLS
• 2006-10-25 Sold (Public Records) $3,400,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,064 · -0.0% YoY. Source: county tax records.