Assisted Living Ranch
3965 Gloucester Drive Tucker, GA 30084
For Sale
$795,000
Four-sided brick ranch with a finished basement, two private terrace entrances, multiple patios, and an active personal care licensing history.
Property Size3,673 SF
Price / SF$216.44
Days on Market10
Property Features for 3965 Gloucester Drive
General Information
Standard status
Active
Size
3,673 SF
Property subtype
Mixed Use
Building Details
Year Built
1966
Listing Agency:
Atlanta Homebuyers Realty Group
(678) 480-5054
Listed By:
Lisa Jefferson
(678) 480-5054
Source:
Blackstreaminternational
Added: Jul 21
Changed: Jul 27
Last Checked: Jul 30 at 6:17AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Atlanta Homebuyers Realty Group
Investment Insights
Based on property information with market context.
This four-sided brick ranch includes a finished basement with flexible, in-law suite-style living arrangements. The main level offers 4–5 bedrooms and 3 full baths, plus a Florida room with heated/cooled comfort and pine wood floors. The finished terrace level includes two separate living areas, each with its own private entrance, seating/lounge space, sleeping area, and full bathroom.
The property is described as having operated as a personal care home for 25+ years, with City of Tucker licensing reportedly remaining active for up to 6 residents until 6/2026. The seller notes the DeKalb County records may not accurately reflect square footage, bedroom count, bath count, or other details, and advises buyers to independently verify licensing and permitted uses. Concrete-paved walkways run along each side of the home and lead to separate lower-level entrances, supporting convenient access.
Additional features include a sprinkler system throughout, a fenced backyard, and multiple outdoor areas including an upper patio and a lower patio. Reported major updates include a newer roof, electrical system, and HVAC system, along with recent basement renovations and interior updates throughout the home. Lenders pre-approval is required with all offers, and the owners are not open to owner financing.
The property is described as having operated as a personal care home for 25+ years, with City of Tucker licensing reportedly remaining active for up to 6 residents until 6/2026. The seller notes the DeKalb County records may not accurately reflect square footage, bedroom count, bath count, or other details, and advises buyers to independently verify licensing and permitted uses. Concrete-paved walkways run along each side of the home and lead to separate lower-level entrances, supporting convenient access.
Additional features include a sprinkler system throughout, a fenced backyard, and multiple outdoor areas including an upper patio and a lower patio. Reported major updates include a newer roof, electrical system, and HVAC system, along with recent basement renovations and interior updates throughout the home. Lenders pre-approval is required with all offers, and the owners are not open to owner financing.
Key Highlights
- 1966 four‑sided brick ranch with finished basement and approx. 3,700 SF of flexible living space
- Main level: 4‑5 bedrooms and 3 full baths
- Finished terrace level has two separate in‑law suite‑style areas, each with its own private entrance and full bathroom
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $95.6k | $26.04 |
| − Vacancy | −$5.9k | −$1.61 |
| EGI | $89.7k | $24.43 |
| − OpEx | −$40.4k | −$10.99 |
| NOI | $49.3k | $13.43 |
3,673 SF · lease $26.04/SF/yr · vacancy 6.20% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$704.9K
$616.8K – $822.4K
NOI $49,343 @ 7.0% cap · market cap 6.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$898.4K – $1.20M
NOI $71,872 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Similar Off Market Nearby
- Avondale Homes of Northlake — 3965 gloucester dr, tucker, ga 30084
- Normal Life — 1980 Walton Woods Cir, Tucker, GA 30084
- Crossroads Hospice & Palliative Care — 1957 Lakeside Pkwy Suite 500, Tucker, GA 30084
- Guardian Angels Hospice — 3469 Lawrenceville Hwy STE 203, Tucker, GA 30084
Frequently Asked Questions
What type of property is this?
Assisted living facility - Four-sided brick ranch with a finished basement, two private terrace entrances, multiple patios, and an active personal care licensing history.
Where is this assisted living facility located?
The property is located at 3965 Gloucester Drive Tucker, GA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 1966 four‑sided brick ranch with finished basement and approx. 3,700 SF of flexible living space; Main level: 4‑5 bedrooms and 3 full baths; Finished terrace level has two separate in‑law suite‑style areas, each with its own private entrance and full bathroom
