5052 S Wright St · Union City, GA 30291

$239,000

3 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 55 Days on market

Built 1980 0.69 ac lot $185/sqft · at area comps Est $232k · 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 +7.6/30.0
• ARV discount +6.2/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

This beautifully updated 3-bedroom, 1.5-bath home offers 1,290 square feet of thoughtfully designed living space-delivering style, function, and value at an incredible price point. Step inside to find a refreshed kitchen featuring quartz countertops, warm butterscotch cabinetry, and a center island that creates the perfect space for cooking, gathering, and everyday living. Brand new Whirlpool stainless steel appliances-including a gas stove, microwave, and dishwasher-complete the space with a modern touch. Natural light fills the home through new windows, enhancing the open feel and highlighting the clean finishes throughout. Out back, enjoy a large backyard and deck-ideal for entertaining, relaxing, or creating your own outdoor retreat. At this affordable price, this home offers a rare combination of updates, space, and livability that's hard to find in today's market. Ask about 100% financing options and up to $17,000 in grant programs that may be available to qualified buyers.

Key facts

• Quartz countertops
• Large backyard
• Deck

Tags

• REFRESHED KITCHEN
• QUARTZ COUNTERTOPS
• CENTER ISLAND
• NEW WINDOWS
• LARGE BACKYARD
• DECK

Property features AI

Finance

• HOA & community: Community amenities include a dog park and a playground

Exterior

• Parking: Four total parking spaces; Attached covered carport (2 spaces); Drive-under main level parking; Level driveway; Open parking available
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Natural gas available; Phone available; Electricity available; Sewer available; Water available
• Home design: One-level home
• Construction: Brick on three sides; Shingle roof; Block foundation; Resale condition
• Exterior features: Private yard; Deck and rear porch; Privacy wood fencing

Interior

• Kitchen: Eat-in kitchen with island; Stained and other-style cabinets; Solid surface and stone counters; View to family room; Dishwasher; Gas range; Range hood
• Bedrooms: Master bedroom on main level; Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with double vanity and tub/shower combo; One half bathroom on the main level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Attic fan; Ceiling fans; Electric air filter
• Interior features: Permanent attic stairs; Shutters and storm shutters; No shared/common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.2% below list).
• Recommended offer: $183k (23.2% 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: Gullatt Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 747 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 51% district-wide (-29 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 rising (+2.2%/yr); 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,835/mo this rent would consume 46% 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $100k; list at $239k implies a 139% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,478 (23.2% 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 55 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 10.9

CMA / ARV

• ARV (median comp): $232,125
• List price: $239,000
• Delta: 7.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5079 Alexander Ave	0.09mi	3/2.0	1,436 (+11%)	7mo	$230,000	$160	69
5215 Dixie Lake Rd	0.27mi	3/3.0	1,176 (-9%)	3mo	$192,500	$164	65
5278 Park Ave	0.51mi	3/1.5	1,191 (-8%)	2mo	$55,000	$46	62
8300 Hunters Grove Rd	0.41mi	3/2.5	1,382 (+7%)	22mo	$233,000	$169	46
4985 Union St	0.73mi	3/2.0	1,408 (+9%)	8mo	$208,000	$148	42
5153 Westbrook	0.72mi	2/2.0 (-1)	1,133 (-12%)	1mo	$192,000	$169	39
4984 Harris St	0.69mi	3/2.0	1,228 (-5%)	23mo	$201,000	$164	38
5581 Liberty Rd	0.74mi	3/2.0	1,360 (+5%)	23mo	$244,845	$180	35

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $110,419
• Equity at exit: $215,310

10-year hold

• IRR: 18.4%
• Equity multiple: 6.03×
• Total profit: $336,888
• Equity at exit: $464,324

Cash invested: $66,920 (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: 174
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$385 /mo · $4,618/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-288

Break-even live

Break-even rent $2,200

Max offer price $188,070

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-221	+0% $-288	+5% $-356	+10% $-424
Rent	-10% $-433	-5% $-361	+0% $-288	+5% $-216	+10% $-143
Rate	-1.0pp $-168	-0.5pp $-228	base $-288	+0.5pp $-350	+1.0pp $-413

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	0.15mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	0.28mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	0.36mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	45d	1	0.44mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	17d	1	0.44mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	0.44mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	0.53mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	0.60mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.75mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	0d	1	0.76mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.83mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	45d	1	0.87mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	19d	1	0.92mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	45d	1	0.99mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	45d	1	1.02mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,011	$1.22	0d	1	1.07mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	45d	1	1.09mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	1.09mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	1.10mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	0d	4	1.11mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	22d	1	1.13mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	45d	1	1.13mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	6d	1	1.14mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.17mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	6d	1	1.17mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	45d	1	1.17mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	1.20mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	26d	1	1.26mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	3d	1	1.27mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	45d	1	1.27mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	45d	1	1.32mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	7d	1	1.32mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	45d	1	1.34mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	26d	1	1.34mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	17d	1	1.34mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	3d	1	1.34mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	26d	1	1.35mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	45d	1	1.35mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	1.37mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	0d	17	1.37mi

Listing history 17 events

1. 2026-06-21
   pricedays on market $239,000 Active 55 DOM
2. 2026-06-18
   days on market $249,900 Active 52 DOM
3. 2026-06-17
   days on market $249,900 Active 51 DOM
4. 2026-06-16
   days on market $249,900 Active 50 DOM
5. 2026-06-15
   days on market $249,900 Active 49 DOM
6. 2026-06-13
   days on market $249,900 Active 47 DOM
7. 2026-06-09
   days on market $249,900 Active 43 DOM
8. 2026-06-08
   days on market $249,900 Active 42 DOM
9. 2026-06-07
   days on market $249,900 Active 41 DOM
10. 2026-06-04
    days on market $249,900 Active 38 DOM
11. 2026-06-03
    days on market $249,900 Active 37 DOM
12. 2026-06-01
    days on market $249,900 Active 35 DOM
13. 2026-05-31
    days on market $249,900 Active 34 DOM
14. 2026-04-27
    listed $249,900 New 1006-char remark

    Show marketing remark (1006 chars)

    This beautifully updated 3-bedroom, 1.5-bath home offers 1,290 square feet of thoughtfully designed living space-delivering style, function, and value at an incredible price point. Step inside to find a refreshed kitchen featuring quartz countertops, warm butterscotch cabinetry, and a center island that creates the perfect space for cooking, gathering, and everyday living. Brand new Whirlpool stainless steel appliances-including a gas stove, microwave, and dishwasher-complete the space with a modern touch. Natural light fills the home through new windows, enhancing the open feel and highlighting the clean finishes throughout. Out back, enjoy a large backyard and deck-ideal for entertaining, relaxing, or creating your own outdoor retreat. At this affordable price, this home offers a rare combination of updates, space, and livability that's hard to find in today's market. Ask about 100% financing options and up to $17,000 in grant programs that may be available to qualified buyers.

15. 2026-04-27
    listed $249,900 Active 1042-char remark

    Show marketing remark (1006 chars)

    This beautifully updated 3-bedroom, 1.5-bath home offers 1,290 square feet of thoughtfully designed living space-delivering style, function, and value at an incredible price point. Step inside to find a refreshed kitchen featuring quartz countertops, warm butterscotch cabinetry, and a center island that creates the perfect space for cooking, gathering, and everyday living. Brand new Whirlpool stainless steel appliances-including a gas stove, microwave, and dishwasher-complete the space with a modern touch. Natural light fills the home through new windows, enhancing the open feel and highlighting the clean finishes throughout. Out back, enjoy a large backyard and deck-ideal for entertaining, relaxing, or creating your own outdoor retreat. At this affordable price, this home offers a rare combination of updates, space, and livability that's hard to find in today's market. Ask about 100% financing options and up to $17,000 in grant programs that may be available to qualified buyers.

16. 2020-02-03
    soldstatus $100,000
17. 1980-04-07
    soldstatus $32,600

ⓘ 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: $4,618 · $385/mo
• Projected year-2 tax: $4,618 · $385/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 · 16 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: $22,017
• − Mortgage interest: −$13,388
• − Property taxes: −$4,618
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$6,953
• Taxable loss: −$7,659
• Est. tax savings @ 24.0%: +$1,838
• After-tax cash flow: $-1,621/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

+666.6% since first listed

4 events — show timeline

• 2026-04-27 Listed $249,900 FMLS
• 2026-04-27 Listed $249,900 GAMLS
• 2020-02-03 Sold (Public Records) $100,000 Public Records
• 1980-04-07 Sold (Public Records) $32,600 Public Records

Property tax history

+8.5%/yr

Latest (2025): $4,618 · +101.0% YoY. Source: county tax records.