6270 Rockbridge Rd · Stone Mountain, GA 30087

$225,000

3 bd · 1.5 ba · 1,618 sqft · SingleFamily public records · 105 Days on market

Built 1957 0.65 ac lot $139/sqft · 9% below area Est $247k · 9% under ↓ 26% since listing

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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 +13.4/30.0
• ARV discount +11.4/15.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY SOLD AS-IS. This is a great and ideal opportunty for motivated renovators and investors. This is a single family home or a potential income producing property with 4 bedrooms, 3 full bathrooms and a potentail bonus family room. DON'T judge the book by the cover. Come and check out your next rental project or your next fix and flip. AGAIN, PROPERTY SOLD AS-IS.

Key facts

• 0.65 acre lot
• 6 parking spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (10.5% below list).
• Recommended offer: $201k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Stone Mountain — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#11 in GA, #1,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 246 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 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 $7k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $201,415 (10.5% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (median comp): $246,560
• List price: $225,000
• Delta: -8.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6270 Rockbridge Rd	0.00mi	4/3.0 (+1)	1,618 (0%)	1mo	$170,000	$105	88
592 Allana Ct	0.37mi	3/2.0	1,618 (0%)	1mo	$286,000	$177	80
6100 Mincey Rd	0.38mi	3/2.0	1,384 (-14%)	4mo	$188,000	$136	53
5848 Navarre Ct	0.66mi	3/2.0	1,516 (-6%)	7mo	$220,000	$145	51
6310 Field Glen Rd	0.57mi	4/2.0 (+1)	1,782 (+10%)	1mo	$270,000	$152	48
6292 Field Glen Rd	0.54mi	3/2.0	1,480 (-8%)	13mo	$272,500	$184	48
609 Mount Vista Ct	0.49mi	3/2.0	1,394 (-14%)	7mo	$275,000	$197	46
577 Simone Way	0.69mi	3/2.0	1,818 (+12%)	0mo	$309,900	$170	44
630 Simone Way	0.70mi	3/2.0	1,735 (+7%)	17mo	$275,000	$159	39
644 Navarre Dr	0.73mi	4/3.0 (+1)	1,751 (+8%)	3mo	$309,900	$177	39
5847 Navarre Ct	0.64mi	3/2.5	1,832 (+13%)	16mo	$350,000	$191	31
437 Stephenson Rd	0.66mi	4/2.5 (+1)	1,844 (+14%)	10mo	$350,000	$190	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-39,541
• Equity at exit: $33,548

10-year hold

• IRR: -14.1%
• Equity multiple: 0.25×
• Total profit: $-47,333
• Equity at exit: $19,454

Cash invested: $63,000 (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 30087

• Rents YoY: 1.3%
• Active inventory: 246
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$313 /mo · $3,762/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $4

Break-even live

Break-even rent $2,009

Max offer price $225,000

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Chanterelle Dr Stone Mountain, GA	3.0	2.5	1608	$1,650	$1.03	3d	1	0.09mi
651 Mincey Woods Ct Stone Mountain, GA	3.0	2.0	2188	$2,150	$0.98	43d	1	0.19mi
564 Field Cliff Dr Stone Mountain, GA	4.0	3.0	2200	$5,500	$2.50	43d	1	0.55mi
481 Stephenson Rd Stone Mountain, GA	3.0	1.0	1396	$1,855	$1.33	5d	1	0.71mi
5811 Navarre Ct Stone Mountain, GA	3.0	2.0	1864	$1,911	$1.03	2d	1	0.75mi
643 Navarre Dr Stone Mountain, GA	3.0	2.5	1666	$2,600	$1.56	43d	1	0.79mi
524 Julius Dr Stone Mountain, GA	3.0	2.0	1780	$1,795	$1.01	43d	1	0.98mi
450 Pennybrook Dr Stone Mountain, GA	3.0	2.0	1404	$1,750	$1.25	24d	1	1.04mi
469 Sherwood Grn Stone Mountain, GA	3.0	2.0	1792	$1,810	$1.01	11d	1	1.12mi
5612 Pennybrook Ct Stone Mountain, GA	3.0	2.0	1364	$1,941	$1.42	12d	1	1.20mi
5621 Stonington Trace Pkwy Stone Mountain, GA	2.0	3.5	1292	$1,581	$1.22	15d	1	1.23mi
5702 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,495	$1.29	43d	1	1.23mi
5707 Wells Cir Stone Mountain, GA	2.0	2.5	1160	$1,506	$1.30	4d	1	1.24mi
5713 Wells Cir Stone Mountain, GA	3.0	2.5	1304	$1,706	$1.31	5d	1	1.25mi
6445 Greenock Dr Unit 1 Stone Mountain, GA	2.0	2.5	1200	$2,450	$2.04	43d	1	1.25mi
557 Shadow Valley Ct Lithonia, GA	3.0	2.5	1588	$1,700	$1.07	43d	1	1.36mi
732 Shadow Lake Dr Lithonia, GA	4.0	2.5	2200	$2,800	$1.27	24d	1	1.38mi
5994 Pattillo Ln Lithonia, GA	3.0	2.5	1680	$1,940	$1.15	5d	1	1.43mi
597 Shadow Valley Ct Lithonia, GA	3.0	2.0	2141	$1,879	$0.88	43d	1	1.44mi
5509 Stonehaven Way Stone Mountain, GA	4.0	3.0	1635	$1,899	$1.16	22d	1	1.47mi

Listing history 12 events

1. 2026-06-09
   days on market $225,000 Active 105 DOM
2. 2026-06-08
   days on market $225,000 Active 104 DOM
3. 2026-06-07
   days on market $225,000 Active 103 DOM
4. 2026-06-04
   days on market $225,000 Active 100 DOM
5. 2026-06-03
   days on market $225,000 Active 99 DOM
6. 2026-06-02
   days on market $225,000 Active 98 DOM
7. 2026-06-01
   days on market $225,000 Active 97 DOM
8. 2026-05-31
   days on market $225,000 Active 96 DOM
9. 2026-03-16
   price $225,000 370-char remark

   Show marketing remark (370 chars)

   PROPERTY SOLD AS-IS. This is a great and ideal opportunty for motivated renovators and investors. This is a single family home or a potential income producing property with 4 bedrooms, 3 full bathrooms and a potentail bonus family room. DON'T judge the book by the cover. Come and check out your next rental project or your next fix and flip. AGAIN, PROPERTY SOLD AS-IS.

10. 2026-03-16
    price $225,000 370-char remark

    Show marketing remark (370 chars)

    PROPERTY SOLD AS-IS. This is a great and ideal opportunty for motivated renovators and investors. This is a single family home or a potential income producing property with 4 bedrooms, 3 full bathrooms and a potentail bonus family room. DON'T judge the book by the cover. Come and check out your next rental project or your next fix and flip. AGAIN, PROPERTY SOLD AS-IS.

11. 2026-02-23
    listed $305,000 New 370-char remark

    Show marketing remark (370 chars)

    PROPERTY SOLD AS-IS. This is a great and ideal opportunty for motivated renovators and investors. This is a single family home or a potential income producing property with 4 bedrooms, 3 full bathrooms and a potentail bonus family room. DON'T judge the book by the cover. Come and check out your next rental project or your next fix and flip. AGAIN, PROPERTY SOLD AS-IS.

12. 2026-02-23
    listed $305,000 Active 370-char remark

    Show marketing remark (370 chars)

    PROPERTY SOLD AS-IS. This is a great and ideal opportunty for motivated renovators and investors. This is a single family home or a potential income producing property with 4 bedrooms, 3 full bathrooms and a potentail bonus family room. DON'T judge the book by the cover. Come and check out your next rental project or your next fix and flip. AGAIN, PROPERTY SOLD AS-IS.

ⓘ 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: $3,762 · $313/mo
• Projected year-2 tax: $3,762 · $313/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,170
• − Mortgage interest: −$12,603
• − Property taxes: −$3,762
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,545
• Taxable loss: −$3,733
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $944/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Stone Mountain

• Score: 79/100
• State rank: #11
• US rank: #1977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 130,941
• 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 (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

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 · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

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

-26.2% since first listed

4 events — show timeline

• 2026-03-16 Price Changed $225,000 GAMLS
• 2026-03-16 Price Changed $225,000 FMLS
• 2026-02-23 Listed $305,000 FMLS
• 2026-02-23 Listed $305,000 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $3,762 · -12.5% YoY. Source: county tax records.