1106 Brookstone Rd · College Park, GA 30349

$375,000

6 bd · 4.0 ba · 2,738 sqft · MultiFamily public records · 86 Days on market

Built 1987 Est $363k · at est.

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +6.0/15.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

Key facts

• Built 1987
• Listed 86 days

Property features AI

Finance

• Financial info: 10 total units (multi-family)

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Single-story property
• Construction: Brick veneer construction; Composition roof
• Exterior features: Brick veneer exterior; Use GPS for directions

Interior

• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: One-level layout; Resale condition

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $375k).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment D-.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Clayton Elementary School (math 10% / reading 10%, grade F, #1,076 of 1,228 statewide, top 89%, 488 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $105k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; list at $375k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $363,185
• List price: $375,000
• Delta: 3.25%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 4.09×
• Total profit: $323,936
• Equity at exit: $337,830

10-year hold

• IRR: 34.5%
• Equity multiple: 8.90×
• Total profit: $829,146
• Equity at exit: $728,543

Cash invested: $105,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $5,727 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$340 /mo · $4,086/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,203
• Net cashflow: $2,061

Break-even live

Break-even rent $3,118

Max offer price $375,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,728
Total (4 units)			$5,727

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Pineglen Dr Riverdale, GA	5.0	3.0	2340	$2,100	$0.90	17d	1	0.83mi

Listing history 39 events

1. 2026-06-18
   days on market $375,000 Active 86 DOM
2. 2026-06-17
   days on market $375,000 Active 85 DOM
3. 2026-06-16
   days on market $375,000 Active 84 DOM
4. 2026-06-15
   days on market $375,000 Active 83 DOM
5. 2026-06-13
   days on market $375,000 Active 81 DOM
6. 2026-06-09
   days on market $375,000 Active 77 DOM
7. 2026-06-08
   days on market $375,000 Active 76 DOM
8. 2026-06-07
   days on market $375,000 Active 75 DOM
9. 2026-06-04
   days on market $375,000 Active 72 DOM
10. 2026-06-03
    days on market $375,000 Active 71 DOM
11. 2026-06-02
    days on market $375,000 Active 70 DOM
12. 2026-06-01
    days on market $375,000 Active 69 DOM
13. 2026-05-31
    days on market $375,000 Active 68 DOM
14. 2026-05-23
    status Active
15. 2026-05-19
    historical Active Under Contract
16. 2026-04-22
    price $375,000
17. 2026-03-23
    listed $400,000 Active
18. 2026-03-07
    historical $595
19. 2026-02-28
    price $595
20. 2026-02-21
    price $608
21. 2026-02-14
    price $582
22. 2026-02-13
    listed $591
23. 2022-04-25
    soldstatus $245,000
24. 2022-04-22
    soldstatus $245,000 Closed 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

25. 2022-04-22
    soldstatus $245,000 Sold 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

26. 2021-11-04
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

27. 2021-09-27
    status Under Contract 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

28. 2021-07-21
    historical Active Under Contract 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

29. 2021-07-21
    status Under Contract 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

30. 2021-07-13
    listed $250,000 Active 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

31. 2021-07-13
    listed $250,000 New 450-char remark

    Show marketing remark (450 chars)

    Perfect rental investment in great location. Hard to find ranch duplex in close proximity to schools, interstates, and airport. Walk to shopping and public transportation. This low maintenance 4 sided brick duplex features 3 beds/2 baths on each side. Family room with fireplace, split bedrooms, open kitchen, separate dining area, 2 car parking pad. Walk to shopping and public transportation. Earn rental income immediately! DO NOT DISTURB TENANTS.

32. 2011-05-19
    soldstatus $51,300
33. 2011-05-18
    historical
34. 2011-05-17
    soldstatus $51,220 Sold
35. 2011-03-17
    status Pending
36. 2010-12-30
    listed $56,000 Active
37. 1998-06-22
    soldstatus $122,070
38. 1998-06-22
    soldstatus $100
39. 1995-03-07
    soldstatus $123,000

ⓘ 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: $4,086 · $340/mo
• Projected year-2 tax: $4,086 · $340/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,724
• − Mortgage interest: −$21,006
• − Property taxes: −$4,086
• − Insurance: −$1,875
• − Repairs & maintenance: −$5,498
• − Management: −$5,498
• − Depreciation: −$10,909
• Taxable income: $19,853
• Est. tax owed @ 24.0%: −$4,765
• After-tax cash flow: $19,968/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+204.9% since first listed

26 events — show timeline

• 2026-05-23 Relisted — FMLS
• 2026-05-19 Contingent — FMLS
• 2026-04-22 Price Changed $375,000 FMLS
• 2026-03-23 Listed $400,000 FMLS
• 2026-03-07 Rental Removed $595 ZUMPER1
• 2026-02-28 Price Changed $595 ZUMPER1
• 2026-02-21 Price Changed $608 ZUMPER1
• 2026-02-14 Price Changed $582 ZUMPER1
• 2026-02-13 Listed for Rent $591 ZUMPER1
• 2022-04-25 Sold (Public Records) $245,000 Public Records
• 2022-04-22 Sold (MLS) $245,000 GAMLS
• 2022-04-22 Sold (MLS) $245,000 FMLS
• 2021-11-04 Pending — FMLS
• 2021-09-27 Pending — GAMLS
• 2021-07-21 Contingent — FMLS
• 2021-07-21 Pending — GAMLS
• 2021-07-13 Listed $250,000 GAMLS
• 2021-07-13 Listed $250,000 FMLS
• 2011-05-19 Sold (Public Records) $51,300 Public Records
• 2011-05-18 Listing Removed — FMLS
• 2011-05-17 Sold (MLS) $51,220 FMLS
• 2011-03-17 Pending — FMLS
• 2010-12-30 Listed $56,000 FMLS
• 1998-06-22 Sold (Public Records) $100 Public Records
• 1998-06-22 Sold (Public Records) $122,070 Public Records
• 1995-03-07 Sold (Public Records) $123,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $4,086 · +1.2% YoY. Source: county tax records.