2126 Hanfred Ct · Tucker, GA 30084

$380,000

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 120 Days on market

Built 1964 0.86 ac lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

INVESTMENT OPPORTUNITY! OCCUPY ONE UNIT AND RENT THE OTHER. Highly demanded and easy to rent. Duplex located in Tucker, near Norcross, Doraville and Atlanta. Each unit has 2 bedrooms and 1 full bath (840 sqft). 2128 is leased for $1300 per month. Cul-de-sac and long driveway for multiple vehicle parking. Lot 0.86 acre. Prime location close to highway 141 and I-285, Lawrenceville Highway, MARTA stations, etc. Don't miss out on this AMAZING OPPORTUNITY! No HOA. No seller's disclosure as Seller never occupied the property. As-is. Seller owns multiple duplexes off the same street and plans to sell several. It is a MUST SEE!

Key facts

• Lot 0.86 acre
• Long driveway
• Cul-de-sac

Tags

• DUPLEX LOCATED IN TUCKER
• CUL-DE-SAC
• LONG DRIVEWAY
• MULTIPLE VEHICLE PARKING
• LOT 0.86 ACRE
• PRIME LOCATION CLOSE TO I-285

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative. Per door: $-43/mo.
• To cash-flow at today's rent, offer at most $365k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (13.4% below list).
• Recommended offer: $329k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents soft (-0.8%/yr); 216 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $3,290/mo this rent would consume 49% of the median local household income ($81k/yr) (locally 1743% 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 $11k 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 120 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $380k implies a 485% 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 $329,000 (13.4% 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. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-76,663
• Equity at exit: $56,659

10-year hold

• IRR: -24.5%
• Equity multiple: -0.04×
• Total profit: $-110,790
• Equity at exit: $32,855

Cash invested: $106,400 (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: 19.3×

Monthly cashflow live

• Estimated rent: $3,290 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$535 /mo · $6,418/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $-87

Break-even live

Break-even rent $3,400

Max offer price $364,658

Occupancy floor 98%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,290
Total (2 units)			$3,290

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Fellowship Rd Tucker, GA	4.0	2.0	1051	$2,399	$2.28	43d	1	0.30mi
1839 Fellowship Rd Tucker, GA	2.0–3.0	1.0–2.0	1028	$1,983	$1.93	2d	5	0.44mi
4190 Smithfield Dr Tucker, GA	3.0	2.0	1460	$2,475	$1.70	2d	1	0.48mi
2067 Brockett Rd Tucker, GA	4.0	2.0	1795	$2,495	$1.39	43d	1	0.70mi
2462 Lehaven Dr Tucker, GA	3.0	2.5	1778	$2,095	$1.18	43d	1	0.77mi
2449 Ivey Crest Cir Tucker, GA	3.0	2.5	1858	$2,300	$1.24	1d	1	0.77mi
4407 Idlewood Ln Tucker, GA	3.0	2.5	1300	$1,700	$1.31	18d	1	0.80mi
4309 Lehaven Cir Tucker, GA	3.0	2.5	1540	$1,750	$1.14	1d	1	0.90mi
4781 Lavista Rd Tucker, GA	4.0	2.0	1704	$2,800	$1.64	43d	1	0.93mi
2297 Hylaea Rd Tucker, GA	3.0	2.0	1584	$2,350	$1.48	43d	1	1.08mi
1662 Idlewood Rd Tucker, GA	3.0	3.0	1295	$2,295	$1.77	3d	1	1.09mi
1662 Idlewood Rd Unit 1 Tucker, GA	3.0	3.0	1295	$2,245	$1.73	3d	1	1.10mi
4168 Deland Rd Tucker, GA	3.0	2.0	1550	$2,409	$1.55	24d	1	1.12mi
4669 Lawrenceville Hwy Tucker, GA	3.0	1.0	1500	$2,100	$1.40	43d	1	1.33mi
4064 Cedar Knoll Dr Tucker, GA	3.0	2.0	1480	$2,650	$1.79	43d	1	1.36mi
1740 Samaria Trl Tucker, GA	3.0	2.0	1774	$2,200	$1.24	43d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $380,000 Active 120 DOM
2. 2026-06-17
   days on market $380,000 Active 119 DOM
3. 2026-06-16
   days on market $380,000 Active 118 DOM
4. 2026-06-15
   days on market $380,000 Active 117 DOM
5. 2026-06-13
   days on market $380,000 Active 115 DOM
6. 2026-06-09
   days on market $380,000 Active 111 DOM
7. 2026-06-08
   days on market $380,000 Active 110 DOM
8. 2026-06-07
   days on market $380,000 Active 109 DOM
9. 2026-06-04
   days on market $380,000 Active 106 DOM
10. 2026-06-03
    days on market $380,000 Active 105 DOM
11. 2026-06-02
    days on market $380,000 Active 104 DOM
12. 2026-06-01
    days on market $380,000 Active 103 DOM
13. 2026-05-31
    days on market $380,000 Active 102 DOM
14. 2026-02-18
    listed $380,000 Active 627-char remark

    Show marketing remark (627 chars)

    INVESTMENT OPPORTUNITY! OCCUPY ONE UNIT AND RENT THE OTHER. Highly demanded and easy to rent. Duplex located in Tucker, near Norcross, Doraville and Atlanta. Each unit has 2 bedrooms and 1 full bath (840 sqft). 2128 is leased for $1300 per month. Cul-de-sac and long driveway for multiple vehicle parking. Lot 0.86 acre. Prime location close to highway 141 and I-285, Lawrenceville Highway, MARTA stations, etc. Don't miss out on this AMAZING OPPORTUNITY! No HOA. No seller's disclosure as Seller never occupied the property. As-is. Seller owns multiple duplexes off the same street and plans to sell several. It is a MUST SEE!

15. 1994-05-02
    soldstatus $65,000

ⓘ 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: $6,418 · $535/mo
• Projected year-2 tax: $6,418 · $535/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $39,480
• − Mortgage interest: −$21,286
• − Property taxes: −$6,418
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − Depreciation: −$11,055
• Taxable loss: −$7,496
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $757/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

+484.6% since first listed

2 events — show timeline

• 2026-02-18 Listed $380,000 FMLS
• 1994-05-02 Sold (Public Records) $65,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $6,418 · -10.1% YoY. Source: county tax records.