6642 Doublegate Ln · Stockbridge, GA 30273

$235,000

4 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 36 Days on market

Built 1973 Est $221k · 6% over

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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 +18.3/30.0
• DSCR +5.7/10.0
• ARV discount +4.6/15.0
• 1% rule +3.5/10.0
• 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

If space is what you need then look no further, This 5 bedroom 2 full and 1 half bath is just what you need. On the main level you have a separate living room, open eat in kitchen with an island, pantry in the kitchen, Go upstairs for 4 bedrooms and 1 full bath, all bedrooms have ceiling fans, the bath is tub/shower combo- the basements has room for an in-law suite 1 bedroom with a huge closet, living room area, full bath with a stand up shower and linen closet extra space for your TV room. Large family, no worries the yard is fenced with a very large backyard. Parking shed for your bikes, lawnmowers or other items, One car garage with plenty of parking on the driveway. ..

Key facts

• Open eat in kitchen
• Ceiling fans
• In law suite

Tags

• SEPARATE LIVING ROOM
• OPEN EAT IN KITCHEN
• PANTRY IN THE KITCHEN
• CEILING FANS
• IN LAW SUITE
• HUGE CLOSET

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• Financial info: Investor owned
• HOA & community: No HOA; Community has street lights

Exterior

• Parking: Garage (kitchen-level access)
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; High speed internet available; Cable available; Phone available; Water available
• Home design: Single-family residence; House structure; One and one half levels; Resale property
• Construction: Built in 1973; Vinyl siding; Composition roof; Basement: partial, concrete
• Exterior features: Deck; Window treatments; Back yard fencing (chain link and wood); Shed(s); Level, open lot

Interior

• Kitchen: Breakfast area; Kitchen island; Pantry; Refrigerator
• Bedrooms: 5 bedrooms (1 bedroom on the lower level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (including 1 full bathroom on the lower level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: In-law floorplan; Tile bath; Walk-in closet(s); Bonus room, den, family room, and laundry room
• Laundry & utility: Laundry located in basement; Basement interior entry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 (14.6% below list).
• Recommended offer: $201k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.2% 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, amenities F, commute 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.
• Zoned schools: Roberta T. Smith Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 781 students, 90% FRL); Rex Mill Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 974 students, 91% FRL); Mount Zion High School (math 2% / reading 23%, grade F, #333 of 424 statewide, top 78%, 1,239 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 36 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $58k; list at $235k implies a 305% 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 $200,790 (14.6% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.85% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $220,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3374 Creekwood Dr	0.10mi	4/2.0	1,518 (+0%)	5mo	$260,000	$171	91
3315 Canterbury Trl	0.16mi	3/2.5 (-1)	1,608 (+6%)	4mo	$150,900	$94	72
6782 Bells Landing Way	0.26mi	3/2.5 (-1)	1,426 (-6%)	3mo	$200,000	$140	69
3217 Canterbury Trl	0.23mi	3/2.0 (-1)	1,405 (-7%)	6mo	$155,000	$110	68
6637 Bedford Rd	0.31mi	4/2.0	1,675 (+11%)	2mo	$230,000	$137	66
6427 Bennett Dr	0.43mi	3/2.0 (-1)	1,559 (+3%)	6mo	$210,000	$135	65
3290 Rock Creek Dr	0.59mi	3/2.0 (-1)	1,496 (-1%)	2mo	$250,000	$167	64
6773 Biscayne Blvd	0.70mi	3/2.0 (-1)	1,509 (-0%)	1mo	$231,000	$153	61
6840 Hiddenlake Dr	0.39mi	4/2.0	1,677 (+11%)	7mo	$245,000	$146	58
6708 Bedford Rd	0.34mi	3/3.0 (-1)	1,356 (-10%)	3mo	$196,000	$145	56
6702 Saganaw Dr	0.69mi	3/2.0 (-1)	1,428 (-6%)	1mo	$240,000	$168	53
6604 Chesepeake Trl	0.56mi	3/2.0 (-1)	1,370 (-9%)	3mo	$259,000	$189	51

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-28,189
• Equity at exit: $35,039

10-year hold

• IRR: -5.5%
• Equity multiple: 0.67×
• Total profit: $-21,743
• Equity at exit: $20,319

Cash invested: $65,800 (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: 84
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $214

Break-even live

Break-even rent $1,737

Max offer price $235,000

Occupancy floor 84%

Sensitivity live

Price	-10% $347	-5% $280	+0% $214	+5% $147	+10% $-200
Rent	-10% $55	-5% $134	+0% $214	+5% $293	+10% $372
Rate	-1.0pp $332	-0.5pp $273	base $214	+0.5pp $153	+1.0pp $91

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	6d	1	0.03mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	6d	1	0.10mi
3280 Canterbury Trl Rex, GA	5.0	2.5	1370	$2,061	$1.50	45d	1	0.11mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	45d	1	0.27mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	14d	1	0.30mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	45d	1	0.34mi
6876 Lockley Ct Rex, GA	3.0	2.5	1884	$1,925	$1.02	45d	1	0.48mi
6876 Lockley Ct Rex, GA	3.0	2.0	1884	$1,925	$1.02	25d	1	0.48mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	6d	1	0.50mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	45d	1	0.63mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,630	$1.24	0d	1	0.67mi
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	21d	1	0.69mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	11d	1	0.70mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	25d	1	0.74mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	14d	1	0.76mi
3431 Hollow Oak Dr Rex, GA	3.0	2.0	1416	$1,845	$1.30	45d	1	0.76mi
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	45d	1	0.76mi
7010 New Dale Rd Rex, GA	3.0	2.0	1313	$1,820	$1.39	21d	1	0.76mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,875	$1.74	22d	1	0.78mi
7018 New Dale Rd Rex, GA	3.0	2.0	1078	$1,825	$1.69	6d	1	0.78mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	25d	1	0.78mi
3133 Glen Hollow Dr Rex, GA	3.0	2.5	2088	$1,960	$0.94	3d	1	0.81mi
6875 Fielder Ct Rex, GA	3.0	2.0	1148	$1,835	$1.60	3d	1	0.82mi
3051 Brook Hollow Dr Rex, GA	3.0	1.5	1070	$1,630	$1.52	45d	1	0.84mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	25d	1	0.85mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	45d	1	0.85mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	6d	1	0.85mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	3d	1	0.86mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	45d	1	0.88mi
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	6d	1	0.93mi
2874 Preston Dr Rex, GA	4.0	2.5	2177	$1,865	$0.86	6d	1	0.95mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	18d	1	0.96mi
7134 Hazelwood Dr Jonesboro, GA	3.0	2.0	1900	$1,895	$1.00	23d	1	0.96mi
7166 Thunder Rdg Jonesboro, GA	3.0	1.0	1500	$675	$0.45	45d	1	1.01mi
6697 Sunset Hills Blvd Rex, GA	3.0	2.5	1310	$1,580	$1.21	0d	1	1.02mi
6699 Sunset Hills Blvd Rex, GA	3.0	1.5	1414	$1,573	$1.11	18d	1	1.02mi
7177 Hazelwood Dr Jonesboro, GA	3.0	2.0	1358	$1,750	$1.29	45d	1	1.04mi
6710 Sunset Hills Blvd Rex, GA	3.0	3.0	1414	$1,625	$1.15	4d	1	1.05mi
6684 Londonderry Dr Morrow, GA	5.0	2.5	2175	$2,000	$0.92	14d	1	1.10mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	45d	1	1.11mi

Listing history 21 events

1. 2026-06-21
   days on market $235,000 Active 36 DOM
2. 2026-06-18
   days on market $235,000 Active 33 DOM
3. 2026-06-17
   days on market $235,000 Active 32 DOM
4. 2026-06-16
   days on market $235,000 Active 31 DOM
5. 2026-06-15
   days on market $235,000 Active 30 DOM
6. 2026-06-13
   days on market $235,000 Active 28 DOM
7. 2026-06-09
   days on market $235,000 Active 24 DOM
8. 2026-06-08
   days on market $235,000 Active 23 DOM
9. 2026-06-07
   days on market $235,000 Active 22 DOM
10. 2026-06-04
    days on market $235,000 Active 19 DOM
11. 2026-06-03
    days on market $235,000 Active 18 DOM
12. 2026-06-02
    days on market $235,000 Active 17 DOM
13. 2026-06-01
    days on market $235,000 Active 16 DOM
14. 2026-05-31
    days on market $235,000 Active 15 DOM
15. 2026-05-14
    listed $235,000 New
16. 2014-04-30
    historical
17. 2013-08-08
    price $65,000 Reduced
18. 2013-05-15
    price $69,900 Reduced
19. 2013-04-29
    listed $75,000 New
20. 1988-10-06
    soldstatus $58,000
21. 1978-10-20
    soldstatus $34,900

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,654/yr (+$138/mo · 325.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $24,095
• − Mortgage interest: −$13,164
• − Property taxes: −$508
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,836
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $2,910/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

+573.4% since first listed

7 events — show timeline

• 2026-05-14 Listed $235,000 GAMLS
• 2014-04-30 Listing Removed — GAMLS
• 2013-08-08 Price Changed $65,000 GAMLS
• 2013-05-15 Price Changed $69,900 GAMLS
• 2013-04-29 Listed $75,000 GAMLS
• 1988-10-06 Sold (Public Records) $58,000 Public Records
• 1978-10-20 Sold (Public Records) $34,900 Public Records

Property tax history

-8.6%/yr

Latest (2012): $508 · +46.7% YoY. Source: county tax records.