4323 Lehaven Cir · Tucker, GA 30084

$235,000

3 bd · 2.5 ba · 1,540 sqft · Townhouse public records · 34 Days on market

Built 1983 1,306 sqft lot $153/sqft · at area comps Est $270k · 13% under $65/mo HOA · 3% of rent ↓ 11% since listing

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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).

• Cash flow +17.4/30.0
• ARV discount +13.4/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• 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

Welcome to 4323 Lehaven Circle-a thoughtfully designed 2-bedroom, 1.5-bath townhome where comfort meets functionality in all the right ways. From the moment you arrive, the private wooded backdrop and multi-level outdoor living spaces create a sense of retreat that feels rare for intown living. Inside, the layout flows effortlessly for everyday life. The spacious living areas invite cozy movie nights, game days with friends, or quiet mornings with coffee before the day begins. The finished lower-level space offers flexibility for a media room, home office, workout area, or guest retreat-perfect for today's evolving lifestyle needs. The oversized deck creates the ideal setting for hosting summer gatherings, enjoying peaceful evenings under the trees, or simply extending your living space outdoors. Every inch of this home is designed to support connection, comfort, and convenience. Located in sought-after Tucker, GA, this home places you close to major highways, shopping, dining, parks, and everything Metro Atlanta has to offer while still giving you the feeling of a tucked-away neighborhood escape. Property Highlights 2 Bedrooms | 1.5 Bathrooms Approximately 1,695 Sq Ft Flexible finished lower-level living space Private outdoor entertaining areas Wooded surroundings for added privacy Ideal for first-time buyers, investors, or anyone seeking low-maintenance living Whether you're looking for your first home, a smart investment opportunity, or a lifestyle upgrade with room to breathe, this Tucker townhome delivers value, versatility, and charm all in one. Homes in this area are moving quickly-schedule your private showing before someone else claims this opportunity.

Key facts

• Oversized deck
• $65 HOA
• Parking

Tags

• PRIVATE WOODED BACKDROP
• FINISHED LOWER-LEVEL SPACE
• OVERSIZED DECK

Property features AI

Finance

• Other: Directions: use GPS; County: Dekalb, GA
• HOA & community: Community pool; Monthly association fee of $65 covering pool and grounds maintenance; Association present (community of 25 units)

Exterior

• Parking: Parking pad (1 parking space)
• Utilities: Public water; Public sewer; 220V electric service; Cable available; Electricity available; Natural gas available
• Home design: Multi-level property with three or more levels; Fee simple ownership
• Construction: Frame and brick construction with other materials; Shingle and slate roof; Concrete perimeter foundation; Resale condition
• Exterior features: Balcony; Private entrance; Patio; Other exterior features; Paved private road frontage

Interior

• Kitchen: Eat-in kitchen with pantry and view to the family room; Electric range and electric oven; Dishwasher; Refrigerator
• Bedrooms: Two upper-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom (upper level) with tub/shower combo; One half bathroom on the main level
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Double vanity; High-speed internet; Other built-in features; Double-pane windows; 1 gas-log fireplace with glass doors in the family room; 2+ common walls (attached unit); Partial basement
• Laundry & utility: Washer and dryer included; Laundry located on the lower level/in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (11.7% below list).
• Recommended offer: $207k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Midvale Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 437 students, 54% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/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 $7k 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 34 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,400 (11.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $270,254
• List price: $235,000
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2464 Lehaven Dr	0.10mi	3/2.5	1,620 (+5%)	20mo	$285,000	$176	70
2474 Lehaven Dr	0.08mi	2/2.5 (-1)	1,344 (-13%)	12mo	$300,000	$223	60

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-32,979
• Equity at exit: $35,039

10-year hold

• IRR: -10.9%
• Equity multiple: 0.42×
• Total profit: $-38,002
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$98
• HOA: −$65
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $177

Break-even live

Break-even rent $1,850

Max offer price $235,000

Occupancy floor 86%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4309 Lehaven Cir Tucker, GA	3.0	2.5	1540	$1,750	$1.14	1d	1	0.07mi
4309 Lehaven Cir Tucker, GA	2.0	1.5	1540	$1,850	$1.20	43d	1	0.07mi
2462 Lehaven Dr Tucker, GA	3.0	2.5	1778	$2,095	$1.18	43d	1	0.08mi
4168 Deland Rd Tucker, GA	3.0	2.0	1550	$2,409	$1.55	24d	1	0.36mi
2334 Fuller Way Tucker, GA	1.0–2.0	1.0–2.0	975	$2,176	$2.23	1d	22	0.55mi
2449 Ivey Crest Cir Tucker, GA	3.0	2.5	1858	$2,300	$1.24	1d	1	0.61mi
4419 Cowan Rd Tucker, GA	1.0–2.0	1.0–2.0	1077	$1,900	$1.76	43d	2	0.67mi
4781 Lavista Rd Tucker, GA	4.0	2.0	1704	$2,800	$1.64	43d	1	0.79mi
4679 Chamblee Tucker Rd Tucker, GA	3.0	2.0	1724	$2,400	$1.39	21d	1	0.80mi
4216 Smithsonia Ct Tucker, GA	4.0	2.0	1530	$2,750	$1.80	5d	1	0.81mi
4669 Lawrenceville Hwy Tucker, GA	3.0	1.0	1500	$2,100	$1.40	43d	1	0.90mi
2105 Fellowship Rd Tucker, GA	4.0	2.0	1051	$2,399	$2.28	43d	1	0.93mi
2297 Hylaea Rd Tucker, GA	3.0	2.0	1584	$2,350	$1.48	43d	1	1.01mi
2067 Brockett Rd Tucker, GA	4.0	2.0	1795	$2,495	$1.39	43d	1	1.16mi
4190 Smithfield Dr Tucker, GA	3.0	2.0	1460	$2,475	$1.70	2d	1	1.18mi
2697 Northforke Ct Tucker, GA	4.0	2.5	2010	$2,350	$1.17	24d	1	1.22mi
1839 Fellowship Rd Tucker, GA	2.0–3.0	1.0–2.0	1028	$1,983	$1.93	2d	5	1.27mi
4200 Jimmy Carter Blvd Norcross, GA	1.0–2.0	1.0–2.0	900	$1,500	$1.67	5d	1	1.40mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 21 events

1. 2026-06-18
   price $235,000 Active 34 DOM
2. 2026-06-18
   days on market $240,000 Active 34 DOM
3. 2026-06-17
   days on market $240,000 Active 33 DOM
4. 2026-06-16
   days on market $240,000 Active 32 DOM
5. 2026-06-15
   days on market $240,000 Active 31 DOM
6. 2026-06-13
   days on market $240,000 Active 29 DOM
7. 2026-06-09
   days on market $240,000 Active 25 DOM
8. 2026-06-08
   days on market $240,000 Active 24 DOM
9. 2026-06-07
   days on market $240,000 Active 23 DOM
10. 2026-06-04
    days on market $240,000 Active 20 DOM
11. 2026-06-03
    days on market $240,000 Active 19 DOM
12. 2026-06-02
    pricedays on market $240,000 Active 18 DOM

    Show marketing remark (1691 chars)

    Welcome to 4323 Lehaven Circle-a thoughtfully designed 2-bedroom, 1.5-bath townhome where comfort meets functionality in all the right ways. From the moment you arrive, the private wooded backdrop and multi-level outdoor living spaces create a sense of retreat that feels rare for intown living. Inside, the layout flows effortlessly for everyday life. The spacious living areas invite cozy movie nights, game days with friends, or quiet mornings with coffee before the day begins. The finished lower-level space offers flexibility for a media room, home office, workout area, or guest retreat-perfect for today's evolving lifestyle needs. The oversized deck creates the ideal setting for hosting summer gatherings, enjoying peaceful evenings under the trees, or simply extending your living space outdoors. Every inch of this home is designed to support connection, comfort, and convenience. Located in sought-after Tucker, GA, this home places you close to major highways, shopping, dining, parks, and everything Metro Atlanta has to offer while still giving you the feeling of a tucked-away neighborhood escape. Property Highlights 2 Bedrooms | 1.5 Bathrooms Approximately 1,695 Sq Ft Flexible finished lower-level living space Private outdoor entertaining areas Wooded surroundings for added privacy Ideal for first-time buyers, investors, or anyone seeking low-maintenance living Whether you're looking for your first home, a smart investment opportunity, or a lifestyle upgrade with room to breathe, this Tucker townhome delivers value, versatility, and charm all in one. Homes in this area are moving quickly-schedule your private showing before someone else claims this opportunity.

13. 2026-06-01
    days on market $252,000 Active 17 DOM
14. 2026-05-31
    days on market $252,000 Active 16 DOM
15. 2026-05-13
    listed $252,000 New 1691-char remark

    Show marketing remark (1691 chars)

    Welcome to 4323 Lehaven Circle-a thoughtfully designed 2-bedroom, 1.5-bath townhome where comfort meets functionality in all the right ways. From the moment you arrive, the private wooded backdrop and multi-level outdoor living spaces create a sense of retreat that feels rare for intown living. Inside, the layout flows effortlessly for everyday life. The spacious living areas invite cozy movie nights, game days with friends, or quiet mornings with coffee before the day begins. The finished lower-level space offers flexibility for a media room, home office, workout area, or guest retreat-perfect for today's evolving lifestyle needs. The oversized deck creates the ideal setting for hosting summer gatherings, enjoying peaceful evenings under the trees, or simply extending your living space outdoors. Every inch of this home is designed to support connection, comfort, and convenience. Located in sought-after Tucker, GA, this home places you close to major highways, shopping, dining, parks, and everything Metro Atlanta has to offer while still giving you the feeling of a tucked-away neighborhood escape. Property Highlights 2 Bedrooms | 1.5 Bathrooms Approximately 1,695 Sq Ft Flexible finished lower-level living space Private outdoor entertaining areas Wooded surroundings for added privacy Ideal for first-time buyers, investors, or anyone seeking low-maintenance living Whether you're looking for your first home, a smart investment opportunity, or a lifestyle upgrade with room to breathe, this Tucker townhome delivers value, versatility, and charm all in one. Homes in this area are moving quickly-schedule your private showing before someone else claims this opportunity.

16. 2026-05-13
    listed $252,000 Active 1715-char remark

    Show marketing remark (1691 chars)

    Welcome to 4323 Lehaven Circle-a thoughtfully designed 2-bedroom, 1.5-bath townhome where comfort meets functionality in all the right ways. From the moment you arrive, the private wooded backdrop and multi-level outdoor living spaces create a sense of retreat that feels rare for intown living. Inside, the layout flows effortlessly for everyday life. The spacious living areas invite cozy movie nights, game days with friends, or quiet mornings with coffee before the day begins. The finished lower-level space offers flexibility for a media room, home office, workout area, or guest retreat-perfect for today's evolving lifestyle needs. The oversized deck creates the ideal setting for hosting summer gatherings, enjoying peaceful evenings under the trees, or simply extending your living space outdoors. Every inch of this home is designed to support connection, comfort, and convenience. Located in sought-after Tucker, GA, this home places you close to major highways, shopping, dining, parks, and everything Metro Atlanta has to offer while still giving you the feeling of a tucked-away neighborhood escape. Property Highlights 2 Bedrooms | 1.5 Bathrooms Approximately 1,695 Sq Ft Flexible finished lower-level living space Private outdoor entertaining areas Wooded surroundings for added privacy Ideal for first-time buyers, investors, or anyone seeking low-maintenance living Whether you're looking for your first home, a smart investment opportunity, or a lifestyle upgrade with room to breathe, this Tucker townhome delivers value, versatility, and charm all in one. Homes in this area are moving quickly-schedule your private showing before someone else claims this opportunity.

17. 2026-04-08
    historical
18. 2026-03-31
    soldstatus $240,000
19. 2026-01-23
    price $240,000
20. 2026-01-10
    price $260,000
21. 2025-12-11
    listed $270,000 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: $799 · $67/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,363/yr (+$114/mo · 170.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,888
• − Mortgage interest: −$13,164
• − Property taxes: −$799
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$780
• − Depreciation: −$6,836
• Taxable loss: −$1,848
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $2,563/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

-11.1% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $240,000 GAMLS
• 2026-06-02 Price Changed $240,000 FMLS
• 2026-05-13 Listed $252,000 FMLS
• 2026-05-13 Listed $252,000 GAMLS
• 2026-04-08 Listing Removed — GAMLS
• 2026-03-31 Sold (Public Records) $240,000 Public Records
• 2026-01-23 Price Changed $240,000 GAMLS
• 2026-01-10 Price Changed $260,000 GAMLS
• 2025-12-11 Listed $270,000 GAMLS

Property tax history

-3.0%/yr

Latest (2025): $799 · -3.8% YoY. Source: county tax records.