6229 Hickory Lane Cir · Union City, GA 30291

$228,000

4 bd · 2.5 ba · 1,816 sqft · Other public records · 23 Days on market

Built 2006

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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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Discover Your Dream Home in Union City, Georgia! Welcome to this exceptional four-bedroom, three-bathroom residence that captivates from the very first glance. Thoughtfully designed for both comfort and style, this home offers the perfect blend of modern living and everyday convenience. Step inside to a spacious family room that seamlessly flows into a contemporary kitchen & acirc; & euro; & rdquo; ideal for entertaining guests or enjoying cozy nights in. The open layout creates a warm and inviting atmosphere perfect for gatherings of any size. The primary suite is a true retreat, featuring a beautifully designed en-suite bathroom that offers both luxury and relaxation. Each ad

Key facts

• Built 2006
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $228k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $219k (4.1% below list).
• Recommended offer: $219k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Union City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,187/mo this rent would consume 54% 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 $24k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $218,705 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• 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: 25.7%
• Equity multiple: 3.05×
• Total profit: $130,631
• Equity at exit: $205,400

10-year hold

• IRR: 22.4%
• Equity multiple: 6.87×
• Total profit: $374,940
• Equity at exit: $442,954

Cash invested: $63,840 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,196
• Tax from tax record: −$309 /mo · $3,709/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $128

Break-even live

Break-even rent $2,025

Max offer price $228,000

Occupancy floor 89%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	24d	1	0.03mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	44d	1	0.09mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	44d	1	0.21mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	4d	1	0.22mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	21d	1	0.48mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	44d	1	0.64mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	0.75mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	0.75mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	21d	1	0.76mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	44d	1	0.81mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	0.82mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	0.86mi
7286 Madison Cir Union City, GA	3.0	2.0	2608	$2,200	$0.84	44d	1	0.86mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	3d	1	0.94mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	5d	1	0.97mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	5d	1	1.02mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	1.25mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	44d	1	1.25mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	21d	1	1.31mi
7723 Fanlight Pl Union City, GA	3.0	2.5	2473	$2,200	$0.89	13d	1	1.38mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	5d	1	1.39mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	44d	1	1.40mi
7607 Crawford Ct Fairburn, GA	5.0	3.0	2599	$2,875	$1.11	44d	1	1.41mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.41mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.44mi

Listing history 35 events

1. 2026-06-18
   days on market $228,000 Active 23 DOM
2. 2026-06-17
   days on market $228,000 Active 22 DOM
3. 2026-06-16
   days on market $228,000 Active 21 DOM
4. 2026-06-15
   days on market $228,000 Active 20 DOM
5. 2026-06-13
   days on market $228,000 Active 18 DOM
6. 2026-06-09
   days on market $228,000 Active 14 DOM
7. 2026-06-08
   days on market $228,000 Active 13 DOM
8. 2026-06-08
   days on market $228,000 Active 12 DOM
9. 2026-06-04
   days on market $228,000 Active 9 DOM
10. 2026-06-03
    days on market $228,000 Active 8 DOM
11. 2026-06-01
    days on market $228,000 Active 6 DOM
12. 2026-05-31
    days on market $228,000 Active 5 DOM
13. 2026-05-26
    listed $228,000 Active
14. 2025-12-22
    historical
15. 2025-12-08
    historical
16. 2025-10-24
    price $279,000
17. 2025-10-24
    price $279,000
18. 2025-09-08
    price $294,405
19. 2025-09-08
    price $294,405
20. 2025-08-11
    listed $309,900 Active
21. 2025-08-11
    listed $309,900 New
22. 2022-05-11
    soldstatus $257,000
23. 2022-05-09
    soldstatus $257,000 Sold
24. 2022-04-10
    status Under Contract
25. 2022-04-07
    listed $260,000 New
26. 2014-11-08
    price $41,000
27. 2012-02-13
    soldstatus $41,000 Sold
28. 2012-02-03
    historical
29. 2012-02-02
    price $49,900
30. 2012-01-30
    historical Pending Approval
31. 2012-01-15
    listed $49,900 New
32. 2011-05-27
    historical
33. 2011-05-18
    soldstatus $48,200 Sold
34. 2011-04-27
    status Pending
35. 2011-04-15
    listed $46,900 Active

ⓘ 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: $3,709 · $309/mo
• Projected year-2 tax: $3,709 · $309/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 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: $26,245
• − Mortgage interest: −$12,772
• − Property taxes: −$3,709
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$6,633
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $2,066/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

+386.1% since first listed

23 events — show timeline

• 2026-05-26 Listed $228,000 FSBO.com
• 2025-12-22 Listing Removed — FMLS
• 2025-12-08 Listing Removed — GAMLS
• 2025-10-24 Price Changed $279,000 GAMLS
• 2025-10-24 Price Changed $279,000 FMLS
• 2025-09-08 Price Changed $294,405 GAMLS
• 2025-09-08 Price Changed $294,405 FMLS
• 2025-08-11 Listed $309,900 GAMLS
• 2025-08-11 Listed $309,900 FMLS
• 2022-05-11 Sold (Public Records) $257,000 Public Records
• 2022-05-09 Sold (MLS) $257,000 GAMLS
• 2022-04-10 Pending — GAMLS
• 2022-04-07 Listed $260,000 GAMLS
• 2014-11-08 Price Changed $41,000 GAMLS
• 2012-02-13 Sold (MLS) $41,000 GAMLS
• 2012-02-03 Listing Removed — GAMLS
• 2012-02-02 Price Changed $49,900 GAMLS
• 2012-01-30 Contingent — GAMLS
• 2012-01-15 Listed $49,900 GAMLS
• 2011-05-27 Listing Removed — FMLS
• 2011-05-18 Sold (MLS) $48,200 FMLS
• 2011-04-27 Pending — FMLS
• 2011-04-15 Listed $46,900 FMLS

Property tax history

+6.4%/yr

Latest (2025): $3,709 · +54.1% YoY. Source: county tax records.