4338 Idlewood Ln · Tucker, GA 30084

$180,000

2 bd · 2.5 ba · 1,478 sqft · Townhouse public records · 48 Days on market

Built 1974 871 sqft lot $122/sqft · 18% below area Est $220k · 18% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• 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

MOVE-IN-READY 2-bedroom, 2.5-bath condo in a prime Tucker location w/2 car parking. Ideal for first-time homebuyers or investors looking for a solid, low-maintenance property. This comfortable home offers an easy living layout and the convenience of being just minutes from major highways, shopping, and dining. Whether you're looking to start building equity as a new homeowner or seeking a turnkey rental with strong demand in the area, this townhouse checks all the boxes. Schedule your showing through ShowingTime today.

Key facts

• 2 car parking
• Easy living layout
• Turnkey rental

Tags

• 2 CAR PARKING
• EASY LIVING LAYOUT
• TURNKEY RENTAL

Property features AI

Finance

• Other: Paved city street frontage; Directions: Use GPS for directions; County: Dekalb - GA
• HOA & community: Homeowners association; Association covers grounds and structure maintenance, termite, and trash; Street lights in community

Exterior

• Parking: Assigned attached parking; Carport (2 spaces)
• Utilities: Public water; Public sewer; 110 volt electric; Electricity available; Phone available; Water available
• Home design: Two-level home; Resale property; Vinyl siding; Composition roof; Slab foundation; Ownership: Other
• Construction: Vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Courtyard; Enclosed patio/porch; Front yard fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Refrigerator
• Bedrooms: Two upper bedrooms; Split bedroom plan
• Flooring: Carpet; Other
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo; One main level half bath; Two upper level full baths
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; High-speed internet; Walk-in closet(s); Double pane windows; Factory-built fireplace; One common wall
• Laundry & utility: Laundry in hall; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 C — 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: Brockett Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 416 students, 100% FRL); Tucker Middle School (math 16% / reading 30%, grade F, #321 of 470 statewide, top 69%, 1,197 students, 67% FRL); Tucker High School (math 11% / reading 17%, grade F, #322 of 424 statewide, top 76%, 1,579 students, 52% FRL).
• Market conditions: Rents soft (-0.8%/yr); 216 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $5k 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 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $90k; list at $180k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (median comp): $219,560
• List price: $180,000
• Delta: -18.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4383 Idlewood Ln	0.12mi	2/2.5	1,486 (+0%)	5mo	$172,500	$116	89
4411 Idlewood Ln	0.12mi	3/2.5 (+1)	1,594 (+8%)	1mo	$147,000	$92	76
4356 Idlewood Ln	0.04mi	3/2.5 (+1)	1,594 (+8%)	8mo	$195,000	$122	73
4350 Idlewood Ln	0.03mi	3/2.5 (+1)	1,594 (+8%)	24mo	$275,000	$173	61
4406 Newfangle Rd	0.74mi	3/2.5 (+1)	1,407 (-5%)	4mo	$320,000	$227	49
2173 Dillard Xing	0.73mi	2/2.5	1,429 (-3%)	14mo	$275,000	$192	49

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-24,827
• Equity at exit: $26,839

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-29,805
• Equity at exit: $15,563

Cash invested: $50,400 (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 30084

• Rents YoY: -0.8%
• Active inventory: 216
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$944
• Tax from tax record: −$290 /mo · $3,475/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $152

Break-even live

Break-even rent $1,656

Max offer price $180,000

Occupancy floor 87%

Sensitivity live

Price	-10% $254	-5% $203	+0% $152	+5% $101	+10% $50
Rent	-10% $6	-5% $79	+0% $152	+5% $225	+10% $298
Rate	-1.0pp $243	-0.5pp $198	base $152	+0.5pp $106	+1.0pp $58

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4407 Idlewood Ln Tucker, GA	3.0	2.5	1300	$1,700	$1.31	19d	1	0.14mi
4383 Idlewood Ln Tucker, GA	2.0	2.5	1486	$1,795	$1.21	44d	1	0.14mi
1662 Idlewood Rd Tucker, GA	3.0	3.0	1295	$2,295	$1.77	4d	1	0.31mi
1662 Idlewood Rd Unit 1 Tucker, GA	3.0	3.0	1295	$2,400	$1.85	0d	1	0.31mi
1839 Fellowship Rd Tucker, GA	2.0–3.0	1.0–2.0	1028	$1,159	$1.13	3d	5	0.40mi
4190 Smithfield Dr Tucker, GA	3.0	2.0	1460	$2,475	$1.70	3d	1	0.55mi
4064 Cedar Knoll Dr Tucker, GA	3.0	2.0	1480	$2,650	$1.79	44d	1	0.66mi
1499 River Oak Ln Stone Mountain, GA	3.0	2.5	1407	$2,400	$1.71	25d	1	0.74mi
5130 E Ponce de Leon Ave Stone Mountain, GA	3.0	1.0–2.0	906	$1,451	$1.60	21d	29	0.83mi
4073 Pine Valley Rd Unit B6 Tucker, GA	2.0	1.5	900	$1,450	$1.61	44d	1	0.83mi
1740 Samaria Trl Tucker, GA	3.0	2.0	1774	$2,200	$1.24	44d	1	1.04mi
4419 Cowan Rd Tucker, GA	1.0–2.0	1.0–2.0	1077	$1,900	$1.76	44d	2	1.05mi
1509 Kilmuir Way Stone Mountain, GA	2.0	2.5	1160	$1,550	$1.34	44d	1	1.07mi
1500 Post Oak Dr Clarkston, GA	1.0–4.0	1.0–2.5	1337	$1,397	$1.04	4d	12	1.19mi
2334 Fuller Way Tucker, GA	1.0–2.0	1.0–2.0	975	$2,138	$2.19	0d	22	1.33mi
200 Summit Lake Dr Stone Mountain, GA	1.0	1.0	1004	$1,184	$1.18	16d	1	1.44mi
200 Summit Lake Dr Stone Mountain, GA	2.0	2.0	1175	$1,389	$1.18	13d	1	1.44mi
200 Summit Lake Dr Stone Mountain, GA	1.0	1.0	880	$1,188	$1.35	4d	1	1.44mi
200 Summit Lake Dr Stone Mountain, GA	3.0	2.0	1486	$1,809	$1.22	22d	1	1.44mi
205 Summit Lake Dr Stone Mountain, GA	2.0	2.0	1155	$1,634	$1.41	44d	1	1.45mi
205 Summit Lake Dr Stone Mountain, GA	1.0	2.0	1004	$1,377	$1.37	25d	1	1.45mi
205 Summit Lake Dr Stone Mountain, GA	2.0	2.0	1175	$1,559	$1.33	13d	1	1.45mi
3800 Brockett Trl Clarkston, GA	1.0–3.0	1.0–2.0	1192	$1,565	$1.31	0d	15	1.46mi
1250 Brockett Rd Clarkston, GA	1.0–2.0	1.0–2.5	1100	$1,725	$1.57	0d	15	1.48mi
2297 Hylaea Rd Tucker, GA	3.0	2.0	1584	$2,350	$1.48	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $180,000 Active 48 DOM
2. 2026-06-17
   days on market $180,000 Active 47 DOM
3. 2026-06-16
   days on market $180,000 Active 46 DOM
4. 2026-06-15
   days on market $180,000 Active 45 DOM
5. 2026-06-13
   days on market $180,000 Active 43 DOM
6. 2026-06-09
   days on market $180,000 Active 39 DOM
7. 2026-06-08
   days on market $180,000 Active 38 DOM
8. 2026-06-07
   days on market $180,000 Active 37 DOM
9. 2026-06-04
   days on market $180,000 Active 34 DOM
10. 2026-06-03
    days on market $180,000 Active 33 DOM
11. 2026-06-02
    days on market $180,000 Active 32 DOM
12. 2026-06-01
    days on market $180,000 Active 31 DOM
13. 2026-05-31
    days on market $180,000 Active 30 DOM
14. 2026-05-01
    listed $180,000 New 527-char remark

    Show marketing remark (527 chars)

    MOVE-IN-READY 2-bedroom, 2.5-bath condo in a prime Tucker location w/2 car parking. Ideal for first-time homebuyers or investors looking for a solid, low-maintenance property. This comfortable home offers an easy living layout and the convenience of being just minutes from major highways, shopping, and dining. Whether you're looking to start building equity as a new homeowner or seeking a turnkey rental with strong demand in the area, this townhouse checks all the boxes. Schedule your showing through ShowingTime today.

15. 2026-05-01
    listed $180,000 Active 527-char remark

    Show marketing remark (527 chars)

    MOVE-IN-READY 2-bedroom, 2.5-bath condo in a prime Tucker location w/2 car parking. Ideal for first-time homebuyers or investors looking for a solid, low-maintenance property. This comfortable home offers an easy living layout and the convenience of being just minutes from major highways, shopping, and dining. Whether you're looking to start building equity as a new homeowner or seeking a turnkey rental with strong demand in the area, this townhouse checks all the boxes. Schedule your showing through ShowingTime today.

16. 2026-04-30
    historical
17. 2026-04-09
    price $189,900
18. 2025-12-10
    listed $199,900 New
19. 2020-05-15
    soldstatus $90,000 Closed
20. 2020-05-15
    soldstatus $90,000 Sold
21. 2020-05-15
    soldstatus $90,000
22. 2020-04-27
    status Pending
23. 2020-04-17
    status Under Contract
24. 2020-04-05
    price $94,000
25. 2020-04-05
    price $94,000
26. 2020-03-02
    listed $99,500 Active
27. 2020-03-02
    listed $99,500 New

ⓘ 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: $3,475 · $290/mo
• Projected year-2 tax: $3,475 · $290/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 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,188
• − Mortgage interest: −$10,083
• − Property taxes: −$3,475
• − Insurance: −$900
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$5,236
• Taxable loss: −$1,056
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,080/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

+80.9% since first listed

14 events — show timeline

• 2026-05-01 Listed $180,000 FMLS
• 2026-05-01 Listed $180,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-09 Price Changed $189,900 GAMLS
• 2025-12-10 Listed $199,900 GAMLS
• 2020-05-15 Sold (Public Records) $90,000 Public Records
• 2020-05-15 Sold (MLS) $90,000 GAMLS
• 2020-05-15 Sold (MLS) $90,000 FMLS
• 2020-04-27 Pending — FMLS
• 2020-04-17 Pending — GAMLS
• 2020-04-05 Price Changed $94,000 GAMLS
• 2020-04-05 Price Changed $94,000 FMLS
• 2020-03-02 Listed $99,500 GAMLS
• 2020-03-02 Listed $99,500 FMLS

Property tax history

+4.9%/yr

Latest (2025): $3,475 · +1.7% YoY. Source: county tax records.