1160 Maple Valley Ct · Union City, GA 30291

$198,900

3 bd · 2.5 ba · 1,768 sqft · Townhouse public records · 122 Days on market

Built 2005 3,049 sqft lot $112/sqft · 7% below area Est $213k · 7% under $70/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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 +19.8/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

Key facts

• Private bath
• Stainless appliances
• Granite counter top

Tags

• UPDATED KITCHEN
• STAINLESS APPLIANCES
• SUBWAY TILE BACKSPLASH
• GRANITE COUNTER TOP
• VAULTED CEILINGS
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $237 ($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 $192k (3.6% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.4% in Union City — 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 58/100 on livability (#443 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 167 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,917/mo this rent would consume 48% of the median local household income ($48k/yr) (locally 1778% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.2% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.96% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $212,882
• List price: $198,900
• Delta: -6.57%
• 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
930 Parkway Rd	0.06mi	4/3.0 (+1)	1,668 (-6%)	7mo	$210,000	$126	75
175 Stanchion Dr	0.33mi	3/2.5	1,817 (+3%)	9mo	$299,900	$165	73
169 Stanchion Dr	0.33mi	3/2.5	1,817 (+3%)	9mo	$299,900	$165	72
300 Switcher Ct	0.35mi	4/2.5 (+1)	1,817 (+3%)	2mo	$299,900	$165	72
298 Switcher Ct	0.35mi	4/2.5 (+1)	1,817 (+3%)	3mo	$299,000	$165	72
296 Switcher Ct	0.36mi	4/2.5 (+1)	1,817 (+3%)	3mo	$299,900	$165	71
302 Switcher Ct	0.34mi	4/2.5 (+1)	1,817 (+3%)	4mo	$299,900	$165	71
294 Switcher Ct	0.36mi	4/2.5 (+1)	1,817 (+3%)	3mo	$311,900	$172	71
280 Switcher Ct	0.39mi	4/2.5 (+1)	1,817 (+3%)	5mo	$311,900	$172	68
189 Stanchion Dr	0.33mi	4/2.5 (+1)	1,817 (+3%)	9mo	$299,900	$165	68
420 Camrose Ave	0.41mi	4/2.5 (+1)	1,817 (+3%)	9mo	$311,900	$172	64
428 Camrose Ave	0.42mi	4/2.5 (+1)	1,817 (+3%)	9mo	$299,900	$165	63

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

Projected returns pro-forma

10.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.19×
• Total profit: $121,832
• Equity at exit: $179,185

10-year hold

• IRR: 23.9%
• Equity multiple: 7.17×
• Total profit: $343,859
• Equity at exit: $386,419

Cash invested: $55,692 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$83
• HOA: −$70
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $237

Break-even live

Break-even rent $1,617

Max offer price $198,900

Occupancy floor 83%

Sensitivity live

Price	-10% $349	-5% $293	+0% $237	+5% $180	+10% $124
Rent	-10% $85	-5% $161	+0% $237	+5% $312	+10% $388
Rate	-1.0pp $337	-0.5pp $287	base $237	+0.5pp $185	+1.0pp $133

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	44d	1	0.03mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	20d	1	0.09mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	24d	1	0.13mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	4d	1	0.21mi
100 Spring Ct Fairburn, GA	2.0	1.0	1900	$1,075	$0.57	24d	1	0.51mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	44d	1	0.91mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	0.96mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	1.18mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	1.20mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	1.22mi
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	44d	1	1.27mi
152 Rivertown Rd Fairburn, GA	3.0	2.0	1550	$3,500	$2.26	22d	1	1.31mi
330 Avalon Sq Fairburn, GA	3.0	2.5	2047	$2,950	$1.44	24d	1	1.33mi
165 Fireside Way Fairburn, GA	4.0	3.0	2230	$2,396	$1.07	44d	1	1.38mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.38mi
7599 Avalon Blvd Fairburn, GA	3.0	2.5	1648	$2,039	$1.24	3d	1	1.39mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	1.39mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	5d	1	1.41mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	13d	1	1.41mi
7744 Rutgers Cir Fairburn, GA	3.0	2.5	1936	$2,350	$1.21	3d	1	1.45mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 20 events

1. 2026-06-18
   days on market $198,900 Active 122 DOM
2. 2026-06-17
   days on market $198,900 Active 121 DOM
3. 2026-06-16
   days on market $198,900 Active 120 DOM
4. 2026-06-15
   days on market $198,900 Active 119 DOM
5. 2026-06-13
   days on market $198,900 Active 117 DOM
6. 2026-06-09
   days on market $198,900 Active 113 DOM
7. 2026-06-08
   days on market $198,900 Active 112 DOM
8. 2026-06-07
   days on market $198,900 Active 111 DOM
9. 2026-06-04
   days on market $198,900 Active 108 DOM
10. 2026-06-03
    days on market $198,900 Active 107 DOM
11. 2026-06-01
    days on market $198,900 Active 105 DOM
12. 2026-05-31
    days on market $198,900 Active 104 DOM
13. 2026-04-14
    price $198,900 626-char remark

    Show marketing remark (620 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won't last!

14. 2026-04-14
    price $198,900 620-char remark

    Show marketing remark (620 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won't last!

15. 2026-03-20
    status Back On Market 620-char remark

    Show marketing remark (626 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

16. 2026-03-20
    status Active 626-char remark

    Show marketing remark (626 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

17. 2026-02-28
    status Under Contract 620-char remark

    Show marketing remark (626 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

18. 2026-02-28
    status Pending 626-char remark

    Show marketing remark (626 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

19. 2026-01-28
    listed $199,900 New 620-char remark

    Show marketing remark (626 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

20. 2026-01-28
    listed $199,900 Active 626-char remark

    Show marketing remark (626 chars)

    Beautifully updated 3BR/2.5BA Union City townhome located in Maple Valley Estates. Beautiful new plank flooring and carpet throughout and new paint inside and out! Kitchen is updated with new stainless appliances, new subway tile backsplash and stylish granite counter top. The primary bedroom features large, vaulted ceilings with a generous private bath and walk in closet. Outside features an area for cooking or entertaining and opens to a huge back yard area. Enjoy worry free living in this beautiful community with an active HOA. Great location minutes away from shopping the expressway. This one won’t last!

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$849/yr (+$71/mo · 86.5%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,001
• − Mortgage interest: −$11,141
• − Property taxes: −$981
• − Insurance: −$994
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$840
• − Depreciation: −$5,786
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,940/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Union City

• Score: 58/100
• State rank: #443
• US rank: #21281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, GA
• County: Fulton County · 1,094,430 people
• City population: 25,130
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• 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

-0.5% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $198,900 FMLS
• 2026-04-14 Price Changed $198,900 GAMLS
• 2026-03-20 Relisted — GAMLS
• 2026-03-20 Relisted — FMLS
• 2026-02-28 Pending — GAMLS
• 2026-02-28 Pending — FMLS
• 2026-01-28 Listed $199,900 FMLS
• 2026-01-28 Listed $199,900 GAMLS

Property tax history

-0.9%/yr

Latest (2025): $981 · +239.1% YoY. Source: county tax records.