6764 Blackstone Pl SE · Mableton, GA 30126

$1,315,000

36 bd · 36.0 ba · — sqft · MultiFamily · 82 Days on market

Built 2005 Good condition 1,306 sqft lot

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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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This offering represents the opportunity to acquire the final six townhomes from the original 12-unit Brookview portfolio, following the sale of the first six units in December 2025. The remaining portfolio provides in-place cash flow, near-term upside through lease-up of the one remaining vacancy, and a simple operating profile within a single Mableton community. The portfolio is currently 5 of 6 occupied and effectively one lease away from stabilization. Existing leases provide current income, while recent renewal activity and active leasing interest support the forward income story. HOA coverage for exterior maintenance, gate, landscaping, and roof responsibility helps reduce operational burden and certain larger capital items. At the current pricing, Brookview offers an attractive basis relative to individual unit values, together with the opportunity to move rents meaningfully toward market over time. For investors seeking a manageable income-producing asset with near-term upside and long-term optionality, the final six Brookview townhomes present a compelling opportunity.

Key facts

• 1,306 sq ft lot
• Garage
• Built 2005

What this means for you Summary

Snapshot

• This is a 12 × 3-bed/?-bath units multifamily listed at $1.31M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12k ($149k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $1.31M).
• Recommended offer: $1.24M (6.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 4.0% in Mableton — 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 70/100 on livability (#94 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: schools F, amenities F, commute D-.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $27,270/mo this rent would consume 321% of the median local household income ($102k/yr) (locally 1046% 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 $9k of loan paydown is wiped out by about $39k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $368k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($1.24M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $81k; list at $1.31M implies a 1521% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,236,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
7. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.59%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.63×
• Total profit: $598,858
• Equity at exit: $196,071

10-year hold

• IRR: 44.7%
• Equity multiple: 5.40×
• Total profit: $1,620,461
• Equity at exit: $113,697

Cash invested: $368,200 (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 30126

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 48.2×

Monthly cashflow live

• Estimated rent: $27,270 high
• Mortgage (P&I): −$6,896
• Tax est. 1.5%: −$1,644 /mo · $19,725/yr
• Insurance: −$548
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,727
• Net cashflow: $12,456

Break-even live

Break-even rent $11,503

Max offer price $1,315,000

Occupancy floor 49%

Sensitivity live

Price	-10% $13,364	-5% $12,910	+0% $12,456	+5% $12,001	+10% $11,547
Rent	-10% $10,301	-5% $11,378	+0% $12,456	+5% $13,533	+10% $14,610
Rate	-1.0pp $13,118	-0.5pp $12,790	base $12,456	+0.5pp $12,115	+1.0pp $11,768

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

Units	Beds	Baths	Est. rent
▸ 12× units	3	—	$27,264
Total (12 units)			$27,270

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: $328,750
• Closing costs: $39,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $1,315,000 Active 82 DOM
2. 2026-06-17
   days on market $1,315,000 Active 81 DOM
3. 2026-06-16
   days on market $1,315,000 Active 80 DOM
4. 2026-06-15
   days on market $1,315,000 Active 79 DOM
5. 2026-06-13
   days on market $1,315,000 Active 77 DOM
6. 2026-06-13
   days on market $1,315,000 Active 76 DOM
7. 2026-06-09
   days on market $1,315,000 Active 73 DOM
8. 2026-06-08
   days on market $1,315,000 Active 72 DOM
9. 2026-06-07
   days on market $1,315,000 Active 71 DOM
10. 2026-06-04
    days on market $1,315,000 Active 68 DOM
11. 2026-06-03
    days on market $1,315,000 Active 67 DOM
12. 2026-06-02
    days on market $1,315,000 Active 66 DOM
13. 2026-06-01
    days on market $1,315,000 Active 65 DOM
14. 2026-05-31
    days on market $1,315,000 Active 64 DOM
15. 2026-04-15
    price $1,999
16. 2026-04-11
    price $2,049
17. 2026-03-29
    price $2,099
18. 2026-03-28
    listed $1,315,000 Active 1100-char remark

    Show marketing remark (1100 chars)

    This offering represents the opportunity to acquire the final six townhomes from the original 12-unit Brookview portfolio, following the sale of the first six units in December 2025. The remaining portfolio provides in-place cash flow, near-term upside through lease-up of the one remaining vacancy, and a simple operating profile within a single Mableton community. The portfolio is currently 5 of 6 occupied and effectively one lease away from stabilization. Existing leases provide current income, while recent renewal activity and active leasing interest support the forward income story. HOA coverage for exterior maintenance, gate, landscaping, and roof responsibility helps reduce operational burden and certain larger capital items. At the current pricing, Brookview offers an attractive basis relative to individual unit values, together with the opportunity to move rents meaningfully toward market over time. For investors seeking a manageable income-producing asset with near-term upside and long-term optionality, the final six Brookview townhomes present a compelling opportunity.

19. 2026-03-13
    listed $2,100
20. 2026-02-02
    historical $2,150
21. 2025-09-23
    listed $2,150
22. 2024-06-16
    historical $2,000
23. 2024-06-13
    listed $2,000
24. 2015-04-18
    price $79,900 178-char remark

    Show marketing remark (178 chars)

    YOU NEED A QUICK CLOSING HERE IT IS, NOT A SHORT SALE THIS AWSOME END UNIT IS WELL MAINTAINED,OWNER WORKS FROM HOME FOR A EASY SHOWING,NO FHA FINANCING CASH ONLY, PRICED TO SELL.

25. 2015-04-03
    soldstatus $81,100 Sold 178-char remark

    Show marketing remark (178 chars)

    YOU NEED A QUICK CLOSING HERE IT IS, NOT A SHORT SALE THIS AWSOME END UNIT IS WELL MAINTAINED,OWNER WORKS FROM HOME FOR A EASY SHOWING,NO FHA FINANCING CASH ONLY, PRICED TO SELL.

26. 2015-02-06
    status Under Contract 178-char remark

    Show marketing remark (178 chars)

    YOU NEED A QUICK CLOSING HERE IT IS, NOT A SHORT SALE THIS AWSOME END UNIT IS WELL MAINTAINED,OWNER WORKS FROM HOME FOR A EASY SHOWING,NO FHA FINANCING CASH ONLY, PRICED TO SELL.

27. 2015-02-06
    price $81,100 178-char remark

    Show marketing remark (178 chars)

    YOU NEED A QUICK CLOSING HERE IT IS, NOT A SHORT SALE THIS AWSOME END UNIT IS WELL MAINTAINED,OWNER WORKS FROM HOME FOR A EASY SHOWING,NO FHA FINANCING CASH ONLY, PRICED TO SELL.

28. 2015-02-03
    price $79,900 178-char remark

    Show marketing remark (178 chars)

    YOU NEED A QUICK CLOSING HERE IT IS, NOT A SHORT SALE THIS AWSOME END UNIT IS WELL MAINTAINED,OWNER WORKS FROM HOME FOR A EASY SHOWING,NO FHA FINANCING CASH ONLY, PRICED TO SELL.

29. 2015-01-27
    listed $95,000 New 178-char remark

    Show marketing remark (178 chars)

    YOU NEED A QUICK CLOSING HERE IT IS, NOT A SHORT SALE THIS AWSOME END UNIT IS WELL MAINTAINED,OWNER WORKS FROM HOME FOR A EASY SHOWING,NO FHA FINANCING CASH ONLY, PRICED TO SELL.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $327,240
• − Mortgage interest: −$73,660
• − Property taxes: −$19,725
• − Insurance: −$6,575
• − Repairs & maintenance: −$26,179
• − Management: −$26,179
• − Depreciation: −$38,255
• Taxable income: $136,667
• Est. tax owed @ 24.0%: −$32,800
• After-tax cash flow: $116,668/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 of 174 in GA

Livability — Mableton

• Score: 70/100
• State rank: #94
• US rank: #7534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mableton, GA
• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

-97.9% since first listed

15 events — show timeline

• 2026-04-15 Price Changed $1,999 TENANTTURNER2
• 2026-04-11 Price Changed $2,049 TENANTTURNER2
• 2026-03-29 Price Changed $2,099 TENANTTURNER2
• 2026-03-28 Listed $1,315,000 FMLS
• 2026-03-13 Listed for Rent $2,100 TENANTTURNER2
• 2026-02-02 Rental Removed $2,150 RentEngineListings
• 2025-09-23 Listed for Rent $2,150 RentEngineListings
• 2024-06-16 Rental Removed $2,000 BUILDIUM
• 2024-06-13 Listed for Rent $2,000 BUILDIUM
• 2015-04-18 Price Changed $79,900 GAMLS
• 2015-04-03 Sold (MLS) $81,100 GAMLS
• 2015-02-06 Pending — GAMLS
• 2015-02-06 Price Changed $81,100 GAMLS
• 2015-02-03 Price Changed $79,900 GAMLS
• 2015-01-27 Listed $95,000 GAMLS