6770 Burkhead Dr · Union City, GA 30291

$219,900

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 194 Days on market

Built 1961 0.40 ac lot $156/sqft · at area comps Est $211k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +5.6/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0

Listing remarks MLS

BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

Key facts

• Large backyard
• Tree-lined lot
• 0.4 acre lot

Tags

• TREE-LINED LOT
• WELCOMING LIVING ROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (26.5% below list).
• Recommended offer: $162k (26.5% 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+, 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 40% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $161,559 (26.5% 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 194 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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 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?
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: 0.73% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $210,828
• List price: $219,900
• Delta: 4.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4611 Rolling Brook Ct	0.36mi	2/2.0	1,373 (-2%)	3mo	$209,000	$152	72
4628 Rolling Brook Ct	0.30mi	3/2.0 (+1)	1,484 (+5%)	14mo	$255,000	$172	56
7908 Four Oaks Ct	0.36mi	3/2.0 (+1)	1,412 (+0%)	22mo	$260,000	$184	56
4985 Union St	0.64mi	3/2.0 (+1)	1,408 (0%)	8mo	$208,000	$148	55
6793 Burkhead Dr Unit 19E	0.04mi	3/2.0 (+1)	1,232 (-12%)	23mo	$200,000	$162	49
6793 Burkhead Dr	0.05mi	3/2.0 (+1)	1,232 (-12%)	23mo	$200,000	$162	49
3518 Brookstone Way	0.47mi	3/2.5 (+1)	1,304 (-7%)	8mo	$223,500	$171	48
5232 Alexander St	0.74mi	3/2.5 (+1)	1,492 (+6%)	20mo	$234,900	$157	28
4984 Harris St	0.68mi	3/2.0 (+1)	1,228 (-13%)	23mo	$201,000	$164	19

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $104,149
• Equity at exit: $198,103

10-year hold

• IRR: 18.8%
• Equity multiple: 6.12×
• Total profit: $315,470
• Equity at exit: $427,217

Cash invested: $61,572 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$257 /mo · $3,079/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-225

Break-even live

Break-even rent $1,901

Max offer price $180,135

Occupancy floor —

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	4d	1	0.15mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	20d	1	0.15mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	16d	19	0.34mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	3d	1	0.47mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	24d	1	0.52mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	43d	1	0.56mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	19d	1	0.61mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	43d	1	0.62mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	43d	1	0.66mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	1d	1	0.69mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	43d	1	0.69mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	43d	1	0.85mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	0.88mi
116 Spring Ct Unit 1 Fairburn, GA	2.0	1.0	944	$1,095	$1.16	43d	1	0.91mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	1d	1	0.98mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	22d	1	0.98mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	43d	1	0.99mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	1.01mi
50 Clay St Fairburn, GA	2.0	1.5	1138	$1,473	$1.29	1d	11	1.03mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	1.04mi
119 Elder St Unit D Fairburn, GA	1.0	1.0	1000	$1,250	$1.25	22d	1	1.17mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	17d	1	1.34mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	2d	1	1.35mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	43d	1	1.35mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	1.36mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	24d	1	1.44mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	43d	1	1.44mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	43d	1	1.47mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	1.47mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	1.48mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	43d	1	1.50mi

Listing history 35 events

1. 2026-06-03
   days on market $219,900 Active 194 DOM
2. 2026-06-01
   days on market $219,900 Active 192 DOM
3. 2026-05-31
   days on market $219,900 Active 191 DOM
4. 2026-05-05
   status Back On Market 393-char remark

   Show marketing remark (393 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

5. 2026-04-29
   status Under Contract 393-char remark

   Show marketing remark (393 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

6. 2026-04-13
   status Back On Market 393-char remark

   Show marketing remark (393 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

7. 2026-04-10
   status Under Contract 393-char remark

   Show marketing remark (393 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

8. 2026-01-02
   historical
9. 2025-10-31
   historical
10. 2025-10-15
    price $219,900
11. 2025-10-03
    price $224,900
12. 2025-09-02
    price $229,900
13. 2025-06-30
    listed $219,900 New 393-char remark

    Show marketing remark (393 chars)

    BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

14. 2025-06-30
    listed $219,900 New

    Show marketing remark (393 chars)

    BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

15. 2025-06-30
    listed $239,900 New

    Show marketing remark (393 chars)

    BACK ON MARKET AT NO FAULT OF SELLER. Welcome home! This cozy property, tucked away on a spacious tree-lined lot, is full of charm and character. Featuring 4 bedrooms, 2 bathrooms, a welcoming living room with a fireplace, and a large backyard on a 0.4-acre lot, there's plenty of space inside and out. Enjoy the perfect blend of privacy and convenience with nearby access to local amenities.

16. 2021-12-30
    soldstatus $5,953,114
17. 2018-10-19
    soldstatus $1,611,200
18. 2014-10-28
    price $19,000
19. 2013-07-05
    soldstatus $1,446,400
20. 2012-04-04
    historical
21. 2012-03-01
    soldstatus $19,100 Sold
22. 2012-03-01
    soldstatus $19,100 Sold
23. 2012-02-03
    status Pending
24. 2012-02-03
    historical
25. 2012-02-02
    price $19,100
26. 2012-01-20
    price $19,000
27. 2012-01-18
    price $19,000
28. 2011-12-21
    listed $27,900 New
29. 2011-12-19
    listed $27,900 Active
30. 2003-06-23
    soldstatus $98,000
31. 1990-02-19
    soldstatus $40,400
32. 1990-02-01
    soldstatus $37,506
33. 1990-02-01
    soldstatus $37,506
34. 1985-07-11
    soldstatus $50,000
35. 1982-11-10
    soldstatus $55,500

ⓘ 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: $3,079 · $257/mo
• Projected year-2 tax: $3,079 · $257/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 5/10 Major 7 d/yr ≥104°F today · 18 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: $19,387
• − Mortgage interest: −$12,318
• − Property taxes: −$3,079
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$6,397
• Taxable loss: −$6,609
• Est. tax savings @ 24.0%: +$1,586
• After-tax cash flow: $-1,115/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

+296.2% since first listed

32 events — show timeline

• 2026-05-05 Relisted — GAMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-13 Relisted — GAMLS
• 2026-04-10 Pending — GAMLS
• 2026-01-02 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-15 Price Changed $219,900 GAMLS
• 2025-10-03 Price Changed $224,900 GAMLS
• 2025-09-02 Price Changed $229,900 GAMLS
• 2025-06-30 Listed $239,900 GAMLS
• 2025-06-30 Listed $219,900 GAMLS
• 2025-06-30 Listed $219,900 GAMLS
• 2021-12-30 Sold (Public Records) $5,953,114 Public Records
• 2018-10-19 Sold (Public Records) $1,611,200 Public Records
• 2014-10-28 Price Changed $19,000 GAMLS
• 2013-07-05 Sold (Public Records) $1,446,400 Public Records
• 2012-04-04 Listing Removed — FMLS
• 2012-03-01 Sold (MLS) $19,100 GAMLS
• 2012-03-01 Sold (MLS) $19,100 FMLS
• 2012-02-03 Pending — FMLS
• 2012-02-03 Listing Removed — GAMLS
• 2012-02-02 Price Changed $19,100 GAMLS
• 2012-01-20 Price Changed $19,000 GAMLS
• 2012-01-18 Price Changed $19,000 FMLS
• 2011-12-21 Listed $27,900 GAMLS
• 2011-12-19 Listed $27,900 FMLS
• 2003-06-23 Sold (Public Records) $98,000 Public Records
• 1990-02-19 Sold (Public Records) $40,400 Public Records
• 1990-02-01 Sold (Public Records) $37,506 Public Records
• 1990-02-01 Sold (Public Records) $37,506 Public Records
• 1985-07-11 Sold (Public Records) $50,000 Public Records
• 1982-11-10 Sold (Public Records) $55,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,079 · +44.1% YoY. Source: county tax records.