6504 Buffington Rd · Union City, GA 30291

$385,000

4 bd · 5.0 ba · — sqft · MultiFamily · 8 Days on market

Built 1986 Good condition 0.31 ac lot ↓ 13% since listing

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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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Exceptional opportunity to acquire a cash-flowing, low-maintenance duplex at 6504 Buffington Road in Union City. This turnkey investment is 100% occupied, delivering immediate and consistent income from day one. Each unit features a desirable 2 bedroom, 2.5 bathroom layout, ideal for tenant comfort and long-term stability. Annual Gross Income: $35,940 and this property produces a strong 9.33% gross cap rate. Strategically located near major highways, shopping, and Hartsfield-Jackson Atlanta International Airport, this duplex benefits from strong rental demand and long-term growth potential.

Key facts

• Strong rental demand
• Turnkey investment
• 100% occupied

Tags

• CASH-FLOWING DUPLEX
• LOW-MAINTENANCE DUPLEX
• TURNKEY INVESTMENT
• 100% OCCUPIED
• STRONG RENTAL DEMAND
• LONG-TERM GROWTH POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/2.5-bath units multifamily listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive. Per door: $119/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (4.7% below list).
• Recommended offer: $367k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,668/mo this rent would consume 91% 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 $41k of equity ($3k loan paydown + $38k 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 $108k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts; this cycle's ask has dropped $60k (13%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $366,800 (4.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 3.06×
• Total profit: $221,906
• Equity at exit: $346,839

10-year hold

• IRR: 22.5%
• Equity multiple: 6.90×
• Total profit: $635,962
• Equity at exit: $747,970

Cash invested: $107,800 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $3,668 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $237

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 89%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	2.5	$3,668
Total (2 units)			$3,668

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	0.52mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	1d	24	0.54mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	20d	1	0.61mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	0.64mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	0.70mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	0.71mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.72mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	0.73mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	0.73mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	0.73mi
255 Buffington Dr Union City, GA	3.0	2.0	3000	$1,795	$0.60	43d	1	0.76mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	43d	1	0.77mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	0.78mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.78mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.79mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.79mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	0.81mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.82mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	12d	1	0.84mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	0.85mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.89mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	0.91mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	0.95mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	0.98mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	1.00mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	1.07mi
235 Whirlwind Ct Atlanta, GA	3.0	2.0	—	$1,800	—	43d	1	1.07mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	1.08mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	43d	1	1.10mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	4d	18	1.12mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	43d	1	1.13mi
3275 Oakley Pl Unit 18 Union City, GA	3.0	2.5	—	$1,495	—	24d	1	1.14mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	1.20mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	1.20mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	24d	1	1.22mi
610 Dot Dr Atlanta, GA	4.0	2.5	3202	$2,656	$0.83	43d	1	1.23mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	18d	1	1.25mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	24d	1	1.25mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	43d	1	1.30mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	43d	1	1.30mi

Listing history 37 events

1. 2026-06-07
   statusdays on market $385,000 Pending 8 DOM
2. 2026-06-04
   days on market $385,000 Active 7 DOM
3. 2026-06-03
   days on market $385,000 Active 6 DOM
4. 2026-06-01
   days on market $385,000 Active 4 DOM
5. 2026-05-31
   days on market $385,000 Active 3 DOM
6. 2026-05-11
   historical
7. 2026-05-11
   historical
8. 2026-03-30
   price $385,000
9. 2026-03-30
   price $385,000
10. 2026-02-26
    status Back On Market
11. 2026-02-26
    status Active
12. 2026-02-26
    historical Active Under Contract
13. 2026-02-26
    historical Active Under Contract
14. 2026-01-16
    price $389,000
15. 2026-01-16
    price $389,000
16. 2026-01-04
    status Back On Market
17. 2026-01-04
    status Active
18. 2025-12-30
    historical Active Under Contract
19. 2025-12-30
    historical Active Under Contract
20. 2025-11-13
    status Active
21. 2025-11-13
    status Back On Market
22. 2025-11-04
    status Under Contract
23. 2025-11-04
    status Pending
24. 2025-09-22
    price $399,999
25. 2025-09-22
    price $399,999
26. 2025-06-29
    price $408,000
27. 2025-06-29
    price $408,000
28. 2025-05-31
    price $419,000
29. 2025-05-31
    price $419,000
30. 2025-05-30
    price $429,000
31. 2025-05-30
    price $429,000
32. 2025-04-25
    price $430,000
33. 2025-04-25
    price $430,000
34. 2025-03-28
    price $435,000
35. 2025-03-28
    price $435,000
36. 2025-02-28
    listed $445,000 Active
37. 2025-02-28
    listed $445,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $44,016
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,521
• − Management: −$3,521
• − Depreciation: −$11,200
• Taxable loss: −$3,493
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $3,683/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This turnkey, low-maintenance duplex is in excellent condition with modern updates and a strong rental income potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Update flooring in bathrooms — Modernizes and increases value
• Both Install smart home features — Attracts tech-savvy tenants and buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Update flooring in bathrooms — Modernizes and increases value ↑
• Both Install smart home features — Attracts tech-savvy tenants and buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.5% since first listed

32 events — show timeline

• 2026-05-11 Listing Removed — GAMLS
• 2026-05-11 Listing Removed — FMLS
• 2026-03-30 Price Changed $385,000 GAMLS
• 2026-03-30 Price Changed $385,000 FMLS
• 2026-02-26 Relisted — GAMLS
• 2026-02-26 Relisted — FMLS
• 2026-02-26 Contingent — FMLS
• 2026-02-26 Contingent — GAMLS
• 2026-01-16 Price Changed $389,000 FMLS
• 2026-01-16 Price Changed $389,000 GAMLS
• 2026-01-04 Relisted — GAMLS
• 2026-01-04 Relisted — FMLS
• 2025-12-30 Contingent — GAMLS
• 2025-12-30 Contingent — FMLS
• 2025-11-13 Relisted — FMLS
• 2025-11-13 Relisted — GAMLS
• 2025-11-04 Pending — GAMLS
• 2025-11-04 Pending — FMLS
• 2025-09-22 Price Changed $399,999 FMLS
• 2025-09-22 Price Changed $399,999 GAMLS
• 2025-06-29 Price Changed $408,000 GAMLS
• 2025-06-29 Price Changed $408,000 FMLS
• 2025-05-31 Price Changed $419,000 GAMLS
• 2025-05-31 Price Changed $419,000 FMLS
• 2025-05-30 Price Changed $429,000 GAMLS
• 2025-05-30 Price Changed $429,000 FMLS
• 2025-04-25 Price Changed $430,000 GAMLS
• 2025-04-25 Price Changed $430,000 FMLS
• 2025-03-28 Price Changed $435,000 GAMLS
• 2025-03-28 Price Changed $435,000 FMLS
• 2025-02-28 Listed $445,000 GAMLS
• 2025-02-28 Listed $445,000 FMLS