2421 Rockbridge Rd SW · Mountain Park, GA 30087

$255,000

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 493 Days on market

Built 1945 0.70 ac lot $283/sqft · 7% below area Est $280k · 9% under

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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 +12.3/30.0
• ARV discount +11.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Reduced!! *** FLEXIBLE SELLER. NEGOTIABLE *** Secluded home sitting on huge, almost 1 acre lot in serene and tranquil setting, right in the heart of the city, rearwards of the nation's tourist favorite, the beautiful Mountain Park, shopping, parks and restaurants. Just 2 minutes from the massive new Amazon Fulfillment Complex, house enjoys countryside ambiance and rare seclusion within bustling city environment, hidden in total privacy away from public view and seconds from busy street traffic. Nestled alone on this huge lot with abundant space for future expansion, there are no HOA RULES, no HOA FEES and no close neighbors to intrude into your solitude and privacy. This is a tranquil domain of privacy. Huge yard for family reunions, cookouts, kiddies parties etc. Just few minutes away from the Mountain Park lake, jogging trails and Parkview High school. Property is land use permitted for Residential and limited Commercial. Can be used for a small business, personal residence or as a business office. Yard can park up to 20 cargo vans in parking area alone, hidden from public view. Buildings nearby used as dentist office, kiddies care center etc. -Multi use possibilities. -Long Term lease also available. -HOUSE OCCUPIED. NO UNAUTHORIZED PASS-BYS HIGHLIGHTS: RARE SECLUDED PRIVACY. NO NEXT DOOR NEIGHBORS. HUGE LOT. ALMOST 1 ACRE NO HOA. Zoning: R100 (Residential Single Family) Permitted Land use: -Single Family Residence -Commercial (limited)

Key facts

• Huge yard
• Almost 1 acre lot
• 0.7 acre lot

Tags

• ALMOST 1 ACRE LOT
• HUGE YARD
• MULTI USE POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (27.8% below list).
• Recommended offer: $184k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Mountain 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 73/100 on livability (#54 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: schools D, amenities D-, commute F.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 493 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $255k implies a 506% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,073 (27.8% 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 493 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (median comp): $280,131
• List price: $255,000
• Delta: -8.97%
• Verdict: FAIR
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-47,633
• Equity at exit: $38,021

10-year hold

• IRR: -15.5%
• Equity multiple: 0.18×
• Total profit: $-58,262
• Equity at exit: $22,048

Cash invested: $71,400 (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 30087

• Rents YoY: 1.3%
• Active inventory: 246
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-48

Break-even live

Break-even rent $1,902

Max offer price $246,447

Occupancy floor 98%

Sensitivity live

Price	-10% $96	-5% $24	+0% $-48	+5% $-121	+10% $-193
Rent	-10% $-194	-5% $-121	+0% $-48	+5% $24	+10% $97
Rate	-1.0pp $80	-0.5pp $16	base $-48	+0.5pp $-114	+1.0pp $-182

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5141 Stone Mountain Hwy Stone Mountain, GA	1.0–3.0	1.0–2.0	1026	$2,072	$2.02	2d	16	1.03mi
100 Castle Club Dr Stone Mountain, GA	1.0–4.0	1.0–2.0	1036	$1,466	$1.42	3d	1	1.04mi
1900 Glenn Club Dr Stone Mountain, GA	3.0	1.0–2.0	918	$1,702	$1.85	3d	18	1.13mi

Listing history 31 events

1. 2026-06-18
   days on market $255,000 Active 493 DOM
2. 2026-06-17
   days on market $255,000 Active 492 DOM
3. 2026-06-16
   days on market $255,000 Active 491 DOM
4. 2026-06-15
   days on market $255,000 Active 490 DOM
5. 2026-06-13
   days on market $255,000 Active 488 DOM
6. 2026-06-09
   days on market $255,000 Active 484 DOM
7. 2026-06-08
   days on market $255,000 Active 483 DOM
8. 2026-06-07
   days on market $255,000 Active 482 DOM
9. 2026-06-04
   days on market $255,000 Active 479 DOM
10. 2026-06-03
    days on market $255,000 Active 478 DOM
11. 2026-06-02
    days on market $255,000 Active 477 DOM
12. 2026-06-01
    days on market $255,000 Active 476 DOM
13. 2026-05-31
    days on market $255,000 Active 475 DOM
14. 2026-03-15
    price $255,000 1493-char remark

    Show marketing remark (1493 chars)

    Newly Reduced!! *** FLEXIBLE SELLER. NEGOTIABLE *** Secluded home sitting on huge, almost 1 acre lot in serene and tranquil setting, right in the heart of the city, rearwards of the nation's tourist favorite, the beautiful Mountain Park, shopping, parks and restaurants. Just 2 minutes from the massive new Amazon Fulfillment Complex, house enjoys countryside ambiance and rare seclusion within bustling city environment, hidden in total privacy away from public view and seconds from busy street traffic. Nestled alone on this huge lot with abundant space for future expansion, there are no HOA RULES, no HOA FEES and no close neighbors to intrude into your solitude and privacy. This is a tranquil domain of privacy. Huge yard for family reunions, cookouts, kiddies parties etc. Just few minutes away from the Mountain Park lake, jogging trails and Parkview High school. Property is land use permitted for Residential and limited Commercial. Can be used for a small business, personal residence or as a business office. Yard can park up to 20 cargo vans in parking area alone, hidden from public view. Buildings nearby used as dentist office, kiddies care center etc. -Multi use possibilities. -Long Term lease also available. -HOUSE OCCUPIED. NO UNAUTHORIZED PASS-BYS HIGHLIGHTS: RARE SECLUDED PRIVACY. NO NEXT DOOR NEIGHBORS. HUGE LOT. ALMOST 1 ACRE NO HOA. Zoning: R100 (Residential Single Family) Permitted Land use: -Single Family Residence -Commercial (limited)

15. 2025-02-10
    listed $266,500 New 1493-char remark

    Show marketing remark (1493 chars)

    Newly Reduced!! *** FLEXIBLE SELLER. NEGOTIABLE *** Secluded home sitting on huge, almost 1 acre lot in serene and tranquil setting, right in the heart of the city, rearwards of the nation's tourist favorite, the beautiful Mountain Park, shopping, parks and restaurants. Just 2 minutes from the massive new Amazon Fulfillment Complex, house enjoys countryside ambiance and rare seclusion within bustling city environment, hidden in total privacy away from public view and seconds from busy street traffic. Nestled alone on this huge lot with abundant space for future expansion, there are no HOA RULES, no HOA FEES and no close neighbors to intrude into your solitude and privacy. This is a tranquil domain of privacy. Huge yard for family reunions, cookouts, kiddies parties etc. Just few minutes away from the Mountain Park lake, jogging trails and Parkview High school. Property is land use permitted for Residential and limited Commercial. Can be used for a small business, personal residence or as a business office. Yard can park up to 20 cargo vans in parking area alone, hidden from public view. Buildings nearby used as dentist office, kiddies care center etc. -Multi use possibilities. -Long Term lease also available. -HOUSE OCCUPIED. NO UNAUTHORIZED PASS-BYS HIGHLIGHTS: RARE SECLUDED PRIVACY. NO NEXT DOOR NEIGHBORS. HUGE LOT. ALMOST 1 ACRE NO HOA. Zoning: R100 (Residential Single Family) Permitted Land use: -Single Family Residence -Commercial (limited)

16. 2024-12-03
    historical
17. 2024-10-26
    status Back On Market
18. 2024-09-26
    historical On Hold
19. 2024-09-11
    status Back On Market
20. 2024-08-12
    historical On Hold
21. 2024-05-09
    price $266,500
22. 2024-05-08
    historical
23. 2024-04-27
    status Back On Market
24. 2024-03-28
    historical On Hold
25. 2024-02-23
    listed $250,000 New
26. 2024-02-23
    listed $250,000 New
27. 2012-01-03
    historical
28. 2012-01-01
    historical
29. 2011-08-12
    listed $49,600 New
30. 2011-08-11
    listed $49,600 Active
31. 1987-10-01
    soldstatus $42,100

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$1,637/yr (+$136/mo · 230.8%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,089
• − Mortgage interest: −$14,284
• − Property taxes: −$709
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$7,418
• Taxable loss: −$5,132
• Est. tax savings @ 24.0%: +$1,232
• After-tax cash flow: $651/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: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 of 174 in GA

Livability — Mountain Park

• Score: 73/100
• State rank: #54
• US rank: #5313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

Population outlook (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+505.7% since first listed

18 events — show timeline

• 2026-03-15 Price Changed $255,000 GAMLS
• 2025-02-10 Listed $266,500 GAMLS
• 2024-12-03 Listing Removed — GAMLS
• 2024-10-26 Relisted — GAMLS
• 2024-09-26 Delisted — GAMLS
• 2024-09-11 Relisted — GAMLS
• 2024-08-12 Delisted — GAMLS
• 2024-05-09 Price Changed $266,500 GAMLS
• 2024-05-08 Listing Removed — GAMLS
• 2024-04-27 Relisted — GAMLS
• 2024-03-28 Delisted — GAMLS
• 2024-02-23 Listed $250,000 GAMLS
• 2024-02-23 Listed $250,000 GAMLS
• 2012-01-03 Listing Removed — GAMLS
• 2012-01-01 Listing Removed — FMLS
• 2011-08-12 Listed $49,600 GAMLS
• 2011-08-11 Listed $49,600 FMLS
• 1987-10-01 Sold (Public Records) $42,100 Public Records

Property tax history

-3.7%/yr

Latest (2025): $709 · +0.2% YoY. Source: county tax records.