Assisted Living Ranch
For Sale
$795,000
3965 Gloucester Drive, Tucker, GA 30084
Four-sided brick ranch with a finished basement, two private terrace entrances, multiple patios, and an active personal care licensing history.
Property Size3,223 SF
Price / SF$216.44
Days on Market57
Property Features for 3965 Gloucester Drive
General Information
Standard status
Active
Size
3,223 SF
Property subtype
Mixed Use
Additional Details
Business Included
Yes
Fenced Yard
Yes
Sprinkler System
Yes
Amenities
Florida room
patio
granite countertops
stainless steel appliances
Leased Land: No, 0.39 acres, Level
Composition, Tile
Back Yard, Chain Link, Fenced, Privacy, Wood
Public Sewer
Annual Amount: $7,126, Year: 24
Hardwood, Pine, Tile
Ceiling Fan(s), Central Air, Dual, Electric
Central, Electric
Breakfast Area, Breakfast Room, Country Kitchen
In Kitchen, Laundry Closet, Upper Level
Cumulative Days on Market: 54, 54 days on market, On Market Date: 2026-07-21
Parking Total: 8, Carport, Kitchen Level, Off Street
Elementary Bus: Yes, Elementary School: Brockett, High School Bus: Yes, High School: Tucker, Middle School Bus: Yes, Middle School: Tucker
Window Treatments
Bath Finished, Daylight, Exterior Entry, Finished, Full, Interior Entry
2 lower level bedrooms, 4 main level bedrooms, 6 total bedrooms
3,223 finished sqft above grade, 450 finished sqft below grade, 3,673 total finished sqft, Built in 1966, Brick 4 Side, Ranch, Brick, Two, House
County: DeKalb, Subdivision: none
Workshop, Updated/Remodeled, Mixed Use
2 lower level full bathrooms, 3 main level full bathrooms, 5 full bathrooms
Cable Available, Electricity Available, Phone Available, Sewer Connected, Underground Utilities, Public
One fireplace, Family Room
Slab
Close Of Escrow
Dining Rm/Living Rm Combo
Accessible Approach with Ramp, Accessible Entrance, Accessible Full Bath, Accessible Kitchen, Shower Access Wheelchair
Bonus Room, Den, Game Room, Laundry, Library, Media Room, Office, Sun Room
Balcony, Garden, Deck, Patio, Porch, Screened
In-Law Floorplan, Master On Main Level, Roommate Plan, Tile Bath, Walk-In Closet(s)
Carbon Monoxide Detector(s), Fire Sprinkler System, Security System, Smoke Detector(s)
Dishwasher, Electric Water Heater, Gas Water Heater, Microwave, Oven/Range (Combo), Refrigerator, Washer, Satellite Dish
Building Details
Building Size
3,223 SF
Year Built
1966
Construction
brick ranch
Listing Agency:
Atlanta Homebuyers Realty Group
Listed By:
Lisa Jefferson
(678) 480-5054
Source:
Blackstreaminternational
Added: Jul 21
Changed: Sep 14
Last Checked: Sep 15 at 6:15AM
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
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$49,343
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.21%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$986,860
$986.9K
Cap Rate 7%
$704,900
$704.9K
Cap Rate 9%
$548,256
$548.3K
Market Conditions
NOI Build-Up for 3,673 SF
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.
Gross rent
$95.6K $26.04/SF
− Vacancy
−$5.9K −$1.61/SF
EGI
$89.7K $24.43/SF
− OpEx
−$40.4K −$10.99/SF
NOI
$49.3K $13.43/SF
Area
DeKalb County, GA
Vacancy
6.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$986,860
Cap Rate 7%
$704,900
Cap Rate 9%
$548,256
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
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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
497
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30084, GA
41,654
Population
15,950
Households
2.6
Avg Household Size
38
Median Age
42%
College-Educated
87%
High-School Grad
14.9 sq mi
ZIP Area
2,796
Density / Sq Mi
$82,747
Median Household Income
$42,528
Median Earnings
$1,617
Median Rent
$332,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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
