3308 Fern Dr · Tucker, GA 30084

$200,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 13 Days on market

Built 1961 0.45 ac lot $158/sqft · 48% below area Est $388k · 48% under

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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 +10.5/30.0
• 1% rule +4.5/10.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It's a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

Key facts

• 0.45 acre lot
• Built 1961
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.7% below list).
• Recommended offer: $182k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.4% in Tucker — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Briarlake Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 378 students, 26% FRL); Henderson Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 1,411 students, 56% FRL); Lakeside High School (math 27% / reading 34%, grade F, #128 of 424 statewide, top 30%, 2,141 students, 43% FRL) — zoned schools average 42% FRL vs 68% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.8%/yr); 221 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

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.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $107k; list at $200k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,167 (8.9% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 8.7

CMA / ARV

• ARV (median comp): $388,229
• List price: $200,000
• Delta: -48.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3031 Wilson Rd	0.61mi	3/2.0	1,262 (-1%)	1mo	$180,000	$143	66
1564 Delia Dr	0.49mi	4/2.0 (+1)	1,314 (+4%)	1mo	$432,750	$329	61
1444 Juneau Ct	0.57mi	3/1.5	1,293 (+2%)	10mo	$348,000	$269	60
3060 Wilson Rd	0.60mi	3/2.0	1,350 (+6%)	1mo	$434,000	$321	57
3166 Lindmoor Dr	0.61mi	3/1.0	1,344 (+6%)	6mo	$260,000	$193	56
1552 Delia Dr	0.53mi	3/1.5	1,196 (-6%)	11mo	$391,000	$327	55
3119 Medley Rdg	0.74mi	3/2.0	1,288 (+2%)	9mo	$396,500	$308	51
1340 Juneau Ct	0.70mi	3/2.0	1,228 (-3%)	9mo	$365,000	$297	51
1693 Montreal Rd	0.36mi	3/1.5	1,080 (-15%)	8mo	$269,000	$249	50
3232 Valaire Dr	0.70mi	2/2.0 (-1)	1,280 (+1%)	10mo	$420,000	$328	48
3194 Rehoboth Dr	0.52mi	2/1.5 (-1)	1,452 (+14%)	9mo	$410,625	$283	37
3237 Burgundy Rd	0.67mi	3/1.5	1,080 (-15%)	9mo	$400,000	$370	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-44,259
• Equity at exit: $29,821

10-year hold

• IRR: -33.2%
• Equity multiple: -0.21×
• Total profit: $-67,737
• Equity at exit: $17,292

Cash invested: $56,000 (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 30084

• Rents YoY: -0.8%
• Active inventory: 221
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$475 /mo · $5,703/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-101

Break-even live

Break-even rent $2,035

Max offer price $182,167

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-44	+0% $-101	+5% $-158	+10% $-214
Rent	-10% $-252	-5% $-176	+0% $-101	+5% $-26	+10% $50
Rate	-1.0pp $0	-0.5pp $-50	base $-101	+0.5pp $-153	+1.0pp $-205

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Montreal Rd Tucker, GA	1.0–2.0	1.0–2.0	986	$1,860	$1.89	3d	16	0.58mi
2501 Lawrenceville Hwy Decatur, GA	1.0–2.0	1.0–1.5	875	$1,328	$1.52	0d	2	0.72mi
1480 Edinburgh Dr Tucker, GA	3.0	2.0	1488	$2,640	$1.77	26d	1	0.81mi
3085 Piper Dr Decatur, GA	3.0	2.0	1845	$2,421	$1.31	45d	1	0.84mi
3642 Marlborough Dr Tucker, GA	3.0	1.5	1833	$2,300	$1.25	14d	1	0.88mi
2902 Delcourt Dr Decatur, GA	4.0	2.5	1296	$2,800	$2.16	7d	1	0.98mi
1086 Montreal Rd Clarkston, GA	2.0	1.5–2.0	1252	$1,318	$1.05	12d	10	0.98mi
3071 Francine Dr Decatur, GA	3.0	2.0	1190	$2,300	$1.93	26d	1	1.04mi
1211 Robinwood Rd Decatur, GA	2.0	1.0	1053	$1,850	$1.76	45d	1	1.05mi
2394 Lawrenceville Hwy Unit K Decatur, GA	3.0	2.0	1334	$1,900	$1.42	20d	1	1.13mi
3145 Misty Creek Dr Decatur, GA	1.0–2.0	1.0–2.0	990	$1,725	$1.74	5d	8	1.15mi
2000 Northlake Pkwy Tucker, GA	1.0–2.0	1.0–1.5	824	$1,450	$1.76	1d	4	1.16mi
2340 Lawrenceville Hwy Decatur, GA	2.0	1.0	1000	$1,400	$1.40	45d	1	1.17mi
2037 Weems Rd Tucker, GA	1.0–3.0	1.0–2.5	1195	$2,685	$2.25	1d	26	1.17mi
2006 Northlake Pkwy Unit 2006-04 Tucker, GA	2.0	1.5	976	$1,250	$1.28	45d	1	1.18mi
1000 Montreal Rd Clarkston, GA	1.0–3.0	1.0–2.5	1250	$1,340	$1.07	1d	17	1.19mi
1204 Brockett Rd Clarkston, GA	2.0	1.0–2.0	1160	$1,375	$1.19	45d	10	1.20mi
3800 Brockett Trl Clarkston, GA	1.0–3.0	1.0–2.0	1192	$1,979	$1.66	1d	15	1.28mi
3519 W Hill St Clarkston, GA	2.0	1.0–1.5	857	$1,299	$1.51	7d	1	1.31mi
1350 Brockett Pl Clarkston, GA	2.0	2.0	1244	$1,350	$1.09	5d	1	1.32mi
1350 Brockett Pl Clarkston, GA	2.0	2.0	1244	$1,350	$1.09	1d	1	1.32mi
1039 Verdi Way Clarkston, GA	3.0	1.5	1053	$1,995	$1.89	7d	1	1.33mi
1015 Casa Dr Clarkston, GA	4.0	2.0	1844	$1,950	$1.06	26d	1	1.35mi
3073 Cedar Creek Pkwy Decatur, GA	1.0–3.0	1.0–2.0	1050	$1,641	$1.56	1d	45	1.35mi
1500 Post Oak Dr Clarkston, GA	1.0–4.0	1.0–2.5	1337	$1,698	$1.27	5d	12	1.41mi
1250 Brockett Rd Clarkston, GA	1.0–2.0	1.0–2.5	1100	$1,725	$1.57	1d	15	1.44mi
2200 Ranchwood Dr NE Atlanta, GA	3.0	2.0	1476	$1,976	$1.34	24d	1	1.45mi
1740 Samaria Trl Tucker, GA	3.0	2.0	1774	$2,200	$1.24	45d	1	1.45mi
3324 Valley Brook Pl Decatur, GA	2.0	1.0–2.0	1002	$1,368	$1.36	22d	5	1.46mi

Listing history 26 events

1. 2026-05-15
   status Back On Market 470-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

2. 2026-05-15
   status Active 476-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

3. 2026-04-10
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

4. 2026-04-04
   historical Active Under Contract 470-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

5. 2026-04-04
   historical Active Under Contract 476-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

6. 2026-04-01
   listed $200,000 New 470-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

7. 2026-04-01
   listed $200,000 Active 476-char remark

   Show marketing remark (476 chars)

   Solid brick ranch featuring 3 bedrooms and 1 bathroom, perfect for a first-time buyer wanting to build sweat equity or an investor looking for a reliable rental. This home has great bones and only needs minor TLC and cosmetic updates to reach its full potential. The roof was replaced in 2023. It’s a fantastic opportunity to stop renting and customize your own space or add this property to your portfolio in a high-demand area. Property is being sold "as-is"

8. 2026-03-31
   historical
9. 2026-03-31
   historical
10. 2026-03-25
    price $210,000
11. 2026-03-25
    price $210,000
12. 2026-03-17
    price $220,000
13. 2026-03-17
    price $220,000
14. 2026-03-11
    price $225,000
15. 2026-03-11
    price $225,000
16. 2026-03-04
    price $240,000
17. 2026-03-04
    price $240,000
18. 2026-02-24
    price $255,000
19. 2026-02-24
    price $255,000
20. 2026-02-09
    price $270,000
21. 2026-02-09
    price $270,000
22. 2025-12-23
    listed $275,000 Active
23. 2025-12-23
    listed $275,000 New
24. 2007-10-25
    soldstatus $106,900
25. 2007-08-20
    listed $106,900
26. 2005-04-21
    soldstatus $150,100

ⓘ 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: $5,703 · $475/mo
• Projected year-2 tax: $5,703 · $475/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,883
• − Mortgage interest: −$11,203
• − Property taxes: −$5,703
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,818
• Taxable loss: −$4,503
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $-131/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 — Tucker

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Tucker, GA
• County: Dekalb County · 782,738 people
• City population: 38,242
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,242
• Household income: $81,304
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1743.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 33% Black 26% Hispanic / Latino 22% Asian 15% Two or more races 10%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 2%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 32% · Canada, Philippines, China
• Languages at home: 61% English-only · Spanish 18% Other Indo-European 6% Vietnamese 3%

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: ▼ -271.15%
• Current HPI: 254.5784
• Rent YoY: ▼ -0.80%
• 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

+33.2% since first listed

26 events — show timeline

• 2026-05-15 Relisted — GAMLS
• 2026-05-15 Relisted — FMLS
• 2026-04-10 Pending — FMLS
• 2026-04-04 Contingent — GAMLS
• 2026-04-04 Contingent — FMLS
• 2026-04-01 Listed $200,000 FMLS
• 2026-04-01 Listed $200,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-25 Price Changed $210,000 GAMLS
• 2026-03-25 Price Changed $210,000 FMLS
• 2026-03-17 Price Changed $220,000 GAMLS
• 2026-03-17 Price Changed $220,000 FMLS
• 2026-03-11 Price Changed $225,000 GAMLS
• 2026-03-11 Price Changed $225,000 FMLS
• 2026-03-04 Price Changed $240,000 GAMLS
• 2026-03-04 Price Changed $240,000 FMLS
• 2026-02-24 Price Changed $255,000 GAMLS
• 2026-02-24 Price Changed $255,000 FMLS
• 2026-02-09 Price Changed $270,000 GAMLS
• 2026-02-09 Price Changed $270,000 FMLS
• 2025-12-23 Listed $275,000 GAMLS
• 2025-12-23 Listed $275,000 FMLS
• 2007-10-25 Sold (MLS) $106,900 FMLS
• 2007-08-20 Listed $106,900 FMLS
• 2005-04-21 Sold (Public Records) $150,100 Public Records

Property tax history

+4.0%/yr

Latest (2025): $5,703 · +6.0% YoY. Source: county tax records.