4987 Rapahoe · Union City, GA 30349

$365,000

4 bd · 3.5 ba · 2,050 sqft · SingleFamily public records · 66 Days on market

Built 2018 4,181 sqft lot $178/sqft · at area comps Est $360k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +6.9/15.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Amazing home with an open concept in Union City. Kitchen features granite counters and stainless appliances and breakfast bar. The very spacious family area has a fireplace and hardwood floors. There is a covered patio and private backyard it is a perfect place for morning coffee or unwinding after a long day. The large primary suite has an ensuite bath with a soaking tub and separate shower and large walk-in closet. Nestled in a quiet neighborhood this home offers all of the comforts and is close to the Atlanta Airport and all other convivences. This is a must see

Key facts

• Spacious family area
• Open concept
• Stainless appliances

Tags

• OPEN CONCEPT
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• BREAKFAST BAR
• SPACIOUS FAMILY AREA
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (30.5% below list).
• Recommended offer: $254k (30.5% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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.
• Zoned schools: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 655 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,538/mo this rent would consume 45% of the median local household income ($67k/yr) (locally 4258% 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 $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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.

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 $253,753 (30.5% 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 66 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 12.0

CMA / ARV

• ARV (median comp): $360,075
• List price: $365,000
• Delta: 1.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
564 Dasheill Ln	0.08mi	4/2.5	2,010 (-2%)	1mo	$330,000	$164	89
517 Dasheill Ln	0.18mi	4/2.5	2,050 (0%)	10mo	$299,900	$146	79
5056 Rapahoe Trl	0.20mi	3/3.0 (-1)	2,010 (-2%)	8mo	$306,000	$152	73
5113 Rapahoe Trl	0.24mi	3/2.5 (-1)	1,990 (-3%)	4mo	$300,000	$151	72
529 Dasheill Ln	0.16mi	3/2.5 (-1)	1,970 (-4%)	10mo	$325,000	$165	68
5025 Rapahoe Trl	0.11mi	3/2.5 (-1)	2,027 (-1%)	20mo	$335,000	$165	68
4985 Rapahoe Trl	0.01mi	3/2.5 (-1)	1,950 (-5%)	19mo	$330,000	$169	67
593 Dasheill Ln	0.04mi	3/2.5 (-1)	1,970 (-4%)	20mo	$315,000	$160	66
4947 Rapahoe Trl	0.17mi	5/3.0 (+1)	2,306 (+12%)	3mo	$320,000	$139	61
5265 Forest Downs Cir	0.67mi	4/2.5	2,114 (+3%)	14mo	$257,000	$122	48

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 · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $161,954
• Equity at exit: $328,821

10-year hold

• IRR: 17.6%
• Equity multiple: 5.82×
• Total profit: $492,372
• Equity at exit: $709,115

Cash invested: $102,200 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$437 /mo · $5,240/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-498

Break-even live

Break-even rent $3,168

Max offer price $276,988

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-395	+0% $-498	+5% $-602	+10% $-705
Rent	-10% $-699	-5% $-598	+0% $-498	+5% $-398	+10% $-298
Rate	-1.0pp $-314	-0.5pp $-405	base $-498	+0.5pp $-593	+1.0pp $-689

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,525	$1.23	1d	1	0.09mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	26d	1	0.13mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	45d	1	0.15mi
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	24d	1	0.21mi
4813 Brookwood Pl Atlanta, GA	3.0	2.5	1624	$2,075	$1.28	45d	1	0.41mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	5d	1	0.50mi
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	45d	1	0.70mi
5051 Larkspur Ln Atlanta, GA	3.0	2.0	1403	$1,885	$1.34	7d	1	0.79mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	26d	1	0.88mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	3d	1	0.94mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	26d	1	1.02mi
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	45d	1	1.09mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	1.09mi
538 Jadetree Ln Atlanta, GA	5.0	3.0	2576	$2,900	$1.13	3d	1	1.39mi

Listing history 30 events

1. 2026-06-21
   days on market $365,000 Active 66 DOM
2. 2026-06-18
   days on market $365,000 Active 63 DOM
3. 2026-06-17
   days on market $365,000 Active 62 DOM
4. 2026-06-16
   days on market $365,000 Active 61 DOM
5. 2026-06-15
   days on market $365,000 Active 60 DOM
6. 2026-06-13
   pricedays on market $365,000 Active 58 DOM
7. 2026-06-09
   days on market $369,000 Active 54 DOM
8. 2026-06-08
   days on market $369,000 Active 53 DOM
9. 2026-06-07
   days on market $369,000 Active 52 DOM
10. 2026-06-04
    days on market $369,000 Active 49 DOM
11. 2026-06-03
    days on market $369,000 Active 48 DOM
12. 2026-06-01
    days on market $369,000 Active 46 DOM
13. 2026-05-31
    days on market $369,000 Active 45 DOM
14. 2026-04-16
    listed $369,000 New 572-char remark

    Show marketing remark (572 chars)

    Amazing home with an open concept in Union City. Kitchen features granite counters and stainless appliances and breakfast bar. The very spacious family area has a fireplace and hardwood floors. There is a covered patio and private backyard it is a perfect place for morning coffee or unwinding after a long day. The large primary suite has an ensuite bath with a soaking tub and separate shower and large walk-in closet. Nestled in a quiet neighborhood this home offers all of the comforts and is close to the Atlanta Airport and all other convivences. This is a must see

15. 2026-04-16
    listed $369,000 Active 572-char remark

    Show marketing remark (572 chars)

    Amazing home with an open concept in Union City. Kitchen features granite counters and stainless appliances and breakfast bar. The very spacious family area has a fireplace and hardwood floors. There is a covered patio and private backyard it is a perfect place for morning coffee or unwinding after a long day. The large primary suite has an ensuite bath with a soaking tub and separate shower and large walk-in closet. Nestled in a quiet neighborhood this home offers all of the comforts and is close to the Atlanta Airport and all other convivences. This is a must see

16. 2023-07-24
    soldstatus $359,900
17. 2023-07-14
    soldstatus $359,900 Sold
18. 2023-07-14
    soldstatus $359,900 Closed
19. 2023-06-16
    status Under Contract
20. 2023-06-16
    status Pending
21. 2023-06-07
    listed $359,900 New
22. 2023-06-07
    listed $359,900 Active
23. 2019-06-24
    historical
24. 2019-05-21
    status Back on Market
25. 2019-05-16
    status Active
26. 2019-05-16
    historical
27. 2019-04-22
    status Under Contract
28. 2019-04-22
    status Pending
29. 2019-03-25
    listed $226,000 Active
30. 2019-03-25
    listed $226,000 New

ⓘ 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: $5,240 · $437/mo
• Projected year-2 tax: $5,240 · $437/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 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: $30,450
• − Mortgage interest: −$20,446
• − Property taxes: −$5,240
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − Depreciation: −$10,618
• Taxable loss: −$12,551
• Est. tax savings @ 24.0%: +$3,012
• After-tax cash flow: $-2,966/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): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+63.3% since first listed

17 events — show timeline

• 2026-04-16 Listed $369,000 FMLS
• 2026-04-16 Listed $369,000 GAMLS
• 2023-07-24 Sold (Public Records) $359,900 Public Records
• 2023-07-14 Sold (MLS) $359,900 FMLS
• 2023-07-14 Sold (MLS) $359,900 GAMLS
• 2023-06-16 Pending — GAMLS
• 2023-06-16 Pending — FMLS
• 2023-06-07 Listed $359,900 FMLS
• 2023-06-07 Listed $359,900 GAMLS
• 2019-06-24 Listing Removed — GAMLS
• 2019-05-21 Relisted — GAMLS
• 2019-05-16 Relisted — FMLS
• 2019-05-16 Listing Removed — FMLS
• 2019-04-22 Pending — GAMLS
• 2019-04-22 Pending — FMLS
• 2019-03-25 Listed $226,000 GAMLS
• 2019-03-25 Listed $226,000 FMLS

Property tax history

+46.9%/yr

Latest (2025): $5,240 · +39.4% YoY. Source: county tax records.