1095 Tucker Ave #401 · Atlanta, GA 30310

$284,900

3 bd · 3.5 ba · 1,532 sqft · Townhouse · 14 Days on market

Built 2024 Excellent condition $253/mo HOA · 11% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Cash flow +3.4/30.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Avenue at Oakland City - modern new-construction townhomes in the heart of Historic Oakland City. This thoughtfully designed 3 bedroom, 3.5 bath home offers three finished levels with open main-level living, a designer kitchen with pantry, spacious owner's suite, generous secondary bedrooms, flexible terrace-level space, and private outdoor living. Built by Intown Builders and preserved through Atlanta Land Trust, this community offers a rare opportunity for attainable intown homeownership near Lee + White, the BeltLine corridor, MARTA, West End, Downtown Atlanta, and Midtown. Ask about up to $40,000 in down payment assistance through program partners, plus limited-time seller incentives including closing cost assistance, HOA support, or rate buydown options. Buyer must meet Atlanta Land Trust/AMI eligibility requirements and use an ALT-approved lender.

Key facts

• $253 HOA
• 2 parking spots
• Built 2024

Property features AI

Finance

• Other: Roads are asphalt/paved with city street frontage; Directions: Going south on Lee Street, make a right onto Tucker Avenue; property site will be on the right.; Located in Fulton County, GA
• HOA & community: Monthly association fee of $253; Association covers insurance, grounds maintenance, structure maintenance, reserve fund, security, and trash; Community of 36 units; Community features include homeowners association, sidewalks, street lights, near BeltLine, near public transport, and near shopping

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone service available; Water and sewer available
• Home design: Two levels; Fee simple ownership; Shingle roof; Slab foundation; Cement siding; Green energy-efficient windows
• Construction: Cement siding construction; Shingle roof; Slab foundation; New construction
• Exterior features: Covered front and rear porches; Rain gutters; New construction

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Solid surface countertops; Cabinets; View to family room; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: Split bedroom plan; Two upper-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Other flooring types
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with double vanity and shower (shower-only)
• Heating & cooling: Central air conditioning; Central heating with electric heat pump
• Interior features: 9-ft ceilings on main and upper levels; High speed internet available; Walk-in closet(s); Insulated windows; 2+ common walls
• Laundry & utility: Laundry located in kitchen on main level; Electric water heater

🏗️ New construction. The $284,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $403,751.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (19.9% below list).
• Recommended offer: $224k (21.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Finch Elementary (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 339 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 32% district-wide (-26 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,281/mo this rent would consume 52% of the median local household income ($53k/yr) (locally 1676% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• 11 sale attempts since 2y 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.

Recommended offer $224,173 (21.3% 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. 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?
5. 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.
6. 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.
7. 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: 0.57% ✗
• Cap rate: 2.60%
• Cash-on-cash: -13.17%
• DSCR: 0.41
• GRM: 14.7

CMA / ARV

• ARV (median comp): $403,751
• List price: $284,900
• Delta: -29.44%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1095 Tucker Ave #405	0.00mi	3/3.5	1,532 (0%)	13mo	$225,000	$147	90
1095 Tucker Ave #402	0.00mi	3/3.5	1,532 (0%)	13mo	$154,000	$101	89
1095 Tucker Ave #403	0.02mi	3/3.5	1,532 (0%)	18mo	$225,000	$147	84
1225 Oakland Dr SW	0.35mi	3/2.5	1,356 (-12%)	9mo	$374,900	$276	53

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -41.1%
• Equity multiple: -0.28×
• Total profit: $-144,803
• Equity at exit: $60,201

10-year hold

• IRR: -69.3%
• Equity multiple: -1.03×
• Total profit: $-229,250
• Equity at exit: $34,909

Cash invested: $113,050 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$2,117
• Tax est. 1.5%: −$505 /mo · $6,056/yr
• Insurance: −$168
• HOA: −$253
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-1,241

Break-even live

Break-even rent $3,852

Max offer price $224,173

Occupancy floor —

Sensitivity live

Price	-10% $-962	-5% $-1,102	+0% $-1,241	+5% $-1,381	+10% $-1,520
Rent	-10% $-1,421	-5% $-1,331	+0% $-1,241	+5% $-1,151	+10% $-1,061
Rate	-1.0pp $-1,038	-0.5pp $-1,138	base $-1,241	+0.5pp $-1,346	+1.0pp $-1,452

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: $100,938
• Closing costs: $12,113
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	25d	1	0.24mi
1157 Indale Pl SW Atlanta, GA	3.0	2.0	1568	$2,100	$1.34	22d	1	0.34mi
1010 Dill Ave SW Atlanta, GA	4.0	3.0	2236	$2,850	$1.27	25d	1	0.42mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	25d	1	0.44mi
1180 Richland Rd SW Atlanta, GA	3.0	2.0	1082	$2,800	$2.59	25d	1	0.49mi
969 Arden Ave SW Atlanta, GA	4.0	2.0	1380	$1,850	$1.34	25d	1	0.50mi
1316 Plaza Ave SW Atlanta, GA	3.0	2.0	1692	$1,825	$1.08	8d	1	0.52mi
821 Erin Ave SW Atlanta, GA	3.0	2.0	1535	$2,195	$1.43	25d	1	0.56mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	25d	1	0.57mi
1250 Byewood Ln SW Atlanta, GA	2.0	2.0	1100	$2,150	$1.95	25d	1	0.58mi
1262 Lorenzo Dr SW Atlanta, GA	4.0	2.0	1292	$2,100	$1.63	25d	1	0.58mi
1338 Montreat Ave SW Atlanta, GA	4.0	2.0	1750	$2,260	$1.29	25d	1	0.59mi
1389 Lanvale Dr SW Atlanta, GA	3.0	2.0	1430	$2,500	$1.75	8d	1	0.60mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	25d	1	0.60mi
1291 Lorenzo Dr SW Unit 1 Atlanta, GA	3.0	1.0	1100	$1,825	$1.66	15d	1	0.64mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	25d	1	0.65mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	25d	1	0.67mi
1409 Bridges Ave SW Atlanta, GA	4.0	3.5	1750	$6,500	$3.71	22d	1	0.67mi
1262 Kenilworth Dr SW Atlanta, GA	4.0	2.0	1400	$2,400	$1.71	25d	1	0.67mi
1435 Lanvale Dr SW Atlanta, GA	3.0	1.0	1547	$1,800	$1.16	8d	1	0.69mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	22d	1	0.70mi
1310 Kenilworth Dr SW Atlanta, GA	3.0	2.0	1192	$2,000	$1.68	25d	1	0.71mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	8d	1	0.72mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	19d	1	0.72mi
1449 Lynford Dr SW Atlanta, GA	3.0	1.0	1242	$1,895	$1.53	25d	1	0.72mi
1513 Melrose Dr SW Atlanta, GA	3.0	2.0	1544	$2,200	$1.42	17d	1	0.72mi
1246 Allene Ave SW Atlanta, GA	2.0	1.0–2.0	896	$2,110	$2.35	2d	23	0.72mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	22d	1	0.73mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	22d	1	0.73mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	25d	1	0.73mi
1280 Elizabeth Ave SW Atlanta, GA	3.0	1.0	1105	$1,950	$1.76	25d	1	0.76mi
1427 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1128	$1,995	$1.77	25d	1	0.80mi
1412 Allene Ave SW Atlanta, GA	3.0	2.0	1705	$2,500	$1.47	25d	1	0.80mi
746 Joseph E Lowery Blvd SW Atlanta, GA	3.0	2.5	1940	$2,550	$1.31	25d	1	0.80mi
1435 Richland Rd SW Atlanta, GA	3.0	2.0	1637	$2,875	$1.76	15d	1	0.83mi
966 Gaston St SW Atlanta, GA	3.0	2.5	1331	$2,250	$1.69	25d	1	0.83mi
1246 Westmont Rd SW Atlanta, GA	3.0	1.0	1200	$1,500	$1.25	3d	1	0.85mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	25d	1	0.85mi
1430 Desoto Ave SW Atlanta, GA	3.0	2.0	1224	$2,200	$1.80	25d	1	0.86mi
1537 Orlando St SW Atlanta, GA	2.0	1.0	1068	$1,700	$1.59	25d	1	0.87mi

HOA detail

• Monthly dues: $253 · $3,036/yr

Listing history 28 events

1. 2026-06-18
   days on market $284,900 Active 14 DOM
2. 2026-06-17
   days on market $284,900 Active 13 DOM
3. 2026-06-16
   days on market $284,900 Active 12 DOM
4. 2026-06-15
   days on market $284,900 Active 11 DOM
5. 2026-06-13
   days on market $284,900 Active 9 DOM
6. 2026-06-13
   days on market $284,900 Active 8 DOM
7. 2026-06-09
   days on market $284,900 Active 5 DOM
8. 2026-06-08
   days on market $284,900 Active 4 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    days on marketlisting id $284,900 Active 3 DOM
11. 2026-05-01
    listed $284,900 New 613-char remark
12. 2026-04-30
    historical
13. 2026-04-28
    price $284,000
14. 2026-02-02
    listed $296,000 New
15. 2026-01-31
    historical
16. 2026-01-31
    historical
17. 2025-10-01
    listed $296,000 Active
18. 2025-10-01
    listed $296,000 New
19. 2025-09-30
    status Active
20. 2025-09-30
    historical
21. 2025-08-04
    status Pending
22. 2025-07-15
    historical
23. 2025-07-01
    listed $296,000 Active
24. 2025-07-01
    listed $296,000 New
25. 2025-06-30
    historical
26. 2025-06-30
    historical
27. 2024-09-10
    listed $296,000 New
28. 2024-09-10
    listed $296,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,375
• − Mortgage interest: −$22,616
• − Property taxes: −$6,056
• − Insurance: −$2,019
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$3,036
• − Depreciation: −$11,745
• Taxable loss: −$22,477
• Est. tax savings @ 24.0%: +$5,395
• After-tax cash flow: $-9,498/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern townhome in Oakland City, Atlanta is move-in ready and offers a great location with easy access to public transportation and amenities. The home is in excellent condition with no visible repairs needed and has the potential for further value-add improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters.
• Both Install smart thermostat — Saves energy and can be a selling point for potential buyers or renters.
• Both Add smart lighting — Saves energy and can be a selling point for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Install smart thermostat — Saves energy and can be a selling point for potential buyers or renters. ↑
• Both Add smart lighting — Saves energy and can be a selling point for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

-3.8% since first listed

21 events — show timeline

• 2026-06-01 Listed $284,900 GAMLS
• 2026-06-01 Listed $284,900 FMLS
• 2026-05-30 Listing Removed — GAMLS
• 2026-05-01 Listed $284,900 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-28 Price Changed $284,000 GAMLS
• 2026-02-02 Listed $296,000 GAMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-10-01 Listed $296,000 FMLS
• 2025-10-01 Listed $296,000 GAMLS
• 2025-09-30 Relisted — FMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-08-04 Pending — FMLS
• 2025-07-15 Listing Removed — GAMLS
• 2025-07-01 Listed $296,000 GAMLS
• 2025-07-01 Listed $296,000 FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2024-09-10 Listed $296,000 GAMLS
• 2024-09-10 Listed $296,000 FMLS