6928 Babbling Brook Dr · Stockbridge, GA 30273

$234,900

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 101 Days on market

Built 1978 8,712 sqft lot $137/sqft · 13% above area Est $266k · 12% 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).

• ARV discount +12.7/15.0
• Cash flow +11.3/30.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated ranch-style home offering over **2,188 square feet** of comfortable living space in a prime, convenient location. With **3 bedrooms and 2 full bathrooms**, this home provides the perfect balance of space, functionality, and value for today's buyers. Step inside and enjoy the fresh feel of **brand-new laminate flooring** throughout, giving the home a modern and inviting touch. The expansive living and dining areas create an open atmosphere ideal for both everyday living and hosting family and friends. The oversized primary suite is a true highlight, featuring generous space and **dual closets**, along with a private full bathroom. The additional bedrooms are well-sized and versatile - perfect for family members, guests, or a home office. A unique bonus room offers endless possibilities. Whether you need a workshop, storage space, hobby room, or future customization, this flexible area adds tremendous value. Step outside to a spacious deck designed for relaxing evenings or weekend gatherings. It's the perfect extension of your living space. Conveniently located near restaurants, shopping, and with easy access to I-675 and I-75, plus just 20 miles from Hartsfield-Jackson Atlanta International Airport, this home combines comfort and accessibility. If you're searching for space, updates, and location at an incredible value, this is a must-see. Schedule your showing today!

Key facts

• Dual closets
• Bonus room
• Spacious deck

Tags

• BRAND-NEW LAMINATE FLOORING
• DUAL CLOSETS
• BONUS ROOM
• SPACIOUS DECK
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (16.6% below list).
• Recommended offer: $196k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.3% in Stockbridge — 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 60/100 on livability (#389 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: crime D, schools D-, amenities F.
• 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.
• Market conditions: Rents rising (+1.2%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $235k implies a 197% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,984 (16.6% 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 101 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $265,673
• List price: $234,900
• Delta: -11.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6840 Hiddenlake Dr	0.34mi	4/2.0 (+1)	1,677 (-2%)	7mo	$245,000	$146	70
3168 Rock Creek Dr	0.25mi	3/2.0	1,894 (+10%)	2mo	$248,000	$131	69
6722 Bent Creek Dr	0.44mi	3/2.0	1,788 (+4%)	7mo	$181,500	$102	67
6637 Bedford Rd	0.57mi	4/2.0 (+1)	1,675 (-2%)	2mo	$230,000	$137	63
3336 Deerwood Ln	0.49mi	3/2.5	1,850 (+8%)	1mo	$276,000	$149	61
2854 Heather Ridge Ln	0.54mi	3/2.5	1,760 (+3%)	9mo	$210,000	$119	60
6677 Fielder Rd	0.47mi	3/2.0	1,880 (+10%)	4mo	$282,000	$150	59
7018 Stephens Dr	0.51mi	4/2.0 (+1)	1,600 (-7%)	2mo	$235,000	$147	58
3290 Rock Creek Dr	0.41mi	3/2.0	1,496 (-13%)	2mo	$250,000	$167	58
3315 Canterbury Trl	0.58mi	3/2.5	1,608 (-6%)	4mo	$150,900	$94	58
6800 Bells Landing Way	0.55mi	4/2.0 (+1)	1,780 (+4%)	9mo	$285,000	$160	55
3340 Deerwood Ln	0.50mi	4/2.5 (+1)	1,818 (+6%)	8mo	$318,000	$175	52

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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-47,113
• Equity at exit: $35,024

10-year hold

• IRR: -19.1%
• Equity multiple: 0.06×
• Total profit: $-61,932
• Equity at exit: $20,310

Cash invested: $65,772 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 86
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$306 /mo · $3,674/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-88

Break-even live

Break-even rent $2,071

Max offer price $219,423

Occupancy floor 99%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	43d	1	0.12mi
3051 Brook Hollow Dr Rex, GA	3.0	1.5	1070	$1,630	$1.52	43d	1	0.18mi
3175 Rock Creek Dr Rex, GA	3.0	2.0	2018	$2,150	$1.07	43d	1	0.19mi
6875 Fielder Ct Rex, GA	3.0	2.0	1148	$1,835	$1.60	1d	1	0.24mi
3133 Glen Hollow Dr Rex, GA	3.0	2.5	2088	$1,960	$0.94	1d	1	0.25mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	24d	1	0.28mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	43d	1	0.31mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	24d	1	0.31mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	43d	1	0.33mi
2874 Preston Dr Rex, GA	4.0	2.5	2177	$1,865	$0.86	4d	1	0.35mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	12d	1	0.40mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	43d	1	0.44mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	16d	1	0.48mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	21d	1	0.48mi
3017 Medina Dr Jonesboro, GA	3.0	2.0	1788	$1,820	$1.02	24d	1	0.49mi
7177 Hazelwood Dr Jonesboro, GA	3.0	2.0	1358	$1,750	$1.29	43d	1	0.52mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	1d	1	0.55mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	5d	1	0.58mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	43d	1	0.58mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	43d	1	0.58mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	5d	1	0.58mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	5d	1	0.64mi
2887 Botany Dr Jonesboro, GA	3.0	2.0	1372	$1,645	$1.20	5d	1	0.65mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	12d	1	0.68mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	43d	1	0.68mi
3110 Mount Zion Rd Stockbridge, GA	2.0–3.0	1.0–2.0	1350	$1,550	$1.15	4d	2	0.74mi
3156 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1149	$1,795	$1.56	1d	15	0.75mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	43d	1	0.77mi
7010 New Dale Rd Rex, GA	3.0	2.0	1313	$1,820	$1.39	19d	1	0.77mi
6876 Lockley Ct Rex, GA	3.0	2.5	1884	$1,925	$1.02	43d	1	0.77mi
6876 Lockley Ct Rex, GA	3.0	2.0	1884	$1,925	$1.02	24d	1	0.77mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,825	$1.69	5d	1	0.78mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,875	$1.74	20d	1	0.78mi
3196 Mount Zion Rd Stockbridge, GA	1.0–3.0	1.0–2.0	1095	$1,885	$1.72	1d	27	0.79mi
7166 Thunder Rdg Jonesboro, GA	3.0	1.0	1500	$675	$0.45	43d	1	0.79mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,680	$1.28	20d	1	0.79mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	24d	1	0.81mi
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	19d	1	0.82mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	43d	1	0.85mi
3384 Mount Zion Rd Stockbridge, GA	4.0	3.0	1448	$1,950	$1.35	43d	1	0.88mi

Listing history 18 events

1. 2026-06-18
   days on market $234,900 Active 101 DOM
2. 2026-06-17
   days on market $234,900 Active 100 DOM
3. 2026-06-16
   days on market $234,900 Active 99 DOM
4. 2026-06-15
   days on market $234,900 Active 98 DOM
5. 2026-06-13
   days on market $234,900 Active 96 DOM
6. 2026-06-09
   days on market $234,900 Active 92 DOM
7. 2026-06-08
   days on market $234,900 Active 91 DOM
8. 2026-06-07
   pricedays on market $234,900 Active 90 DOM
9. 2026-06-04
   days on market $239,900 Active 87 DOM
10. 2026-06-03
    days on market $239,900 Active 86 DOM
11. 2026-06-02
    days on market $239,900 Active 85 DOM
12. 2026-06-01
    days on market $239,900 Active 84 DOM
13. 2026-05-31
    days on market $239,900 Active 83 DOM
14. 2026-03-09
    listed $239,900 New 1431-char remark

    Show marketing remark (1431 chars)

    Welcome to this beautifully updated ranch-style home offering over **2,188 square feet** of comfortable living space in a prime, convenient location. With **3 bedrooms and 2 full bathrooms**, this home provides the perfect balance of space, functionality, and value for today's buyers. Step inside and enjoy the fresh feel of **brand-new laminate flooring** throughout, giving the home a modern and inviting touch. The expansive living and dining areas create an open atmosphere ideal for both everyday living and hosting family and friends. The oversized primary suite is a true highlight, featuring generous space and **dual closets**, along with a private full bathroom. The additional bedrooms are well-sized and versatile - perfect for family members, guests, or a home office. A unique bonus room offers endless possibilities. Whether you need a workshop, storage space, hobby room, or future customization, this flexible area adds tremendous value. Step outside to a spacious deck designed for relaxing evenings or weekend gatherings. It's the perfect extension of your living space. Conveniently located near restaurants, shopping, and with easy access to I-675 and I-75, plus just 20 miles from Hartsfield-Jackson Atlanta International Airport, this home combines comfort and accessibility. If you're searching for space, updates, and location at an incredible value, this is a must-see. Schedule your showing today!

15. 2010-05-25
    price $29,900 Back On Market
16. 2010-04-02
    price $35,000 Reduced
17. 1995-04-04
    soldstatus $79,000
18. 1986-03-31
    soldstatus $68,500

ⓘ 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: $3,674 · $306/mo
• Projected year-2 tax: $3,674 · $306/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 6/10 Major 7 d/yr ≥106°F today · 18 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,518
• − Mortgage interest: −$13,158
• − Property taxes: −$3,674
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$6,833
• Taxable loss: −$5,085
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $169/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 — Stockbridge

• Score: 60/100
• State rank: #389
• US rank: #19479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 71,603
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 17,844
• Household income: $73,502
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 270.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 63% White 16% Hispanic / Latino 10% Asian 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Ukrainian 1%
• Foreign-born: 11% · Vietnam, Canada
• Languages at home: 82% English-only · Spanish 7% Vietnamese 6% French/Haitian/Cajun 3%

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: ▼ -74.65%
• Current HPI: 188.3712
• Rent YoY: ▲ 1.19%
• 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

+250.2% since first listed

5 events — show timeline

• 2026-03-09 Listed $239,900 GAMLS
• 2010-05-25 Price Changed $29,900 GAMLS
• 2010-04-02 Price Changed $35,000 GAMLS
• 1995-04-04 Sold (Public Records) $79,000 Public Records
• 1986-03-31 Sold (Public Records) $68,500 Public Records

Property tax history

+5.2%/yr

Latest (2024): $3,674 · +17.1% YoY. Source: county tax records.