7123 Forest Ln · Union City, GA 30291

$210,000

2 bd · 2.0 ba · 1,545 sqft · Townhouse public records · 31 Days on market

Built 1986 5,880 sqft lot Est $202k · at est. $255/mo HOA · 14% of rent

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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 +7.2/30.0
• ARV discount +5.8/15.0
• Schools +4.5/10.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks

THIS FANTASTIC ONE-STORY UNIT IS LOCATED IN A 55-AND-UP COMMUNITY. YOU WILL LOVE THE GREEN SPACE AND PRIVACY IT OFFERS. RECENT UPDATES INCLUDE NEW CARPET, LUXURY VINYL FLOORING, FRESH INTERIOR PAINT, NEW LIGHT FIXTURES, CEILING FANS, AND MORE. ENJOY THE OPEN-AIR PLAN THAT LEADS TO A SUNROOM. BOTH BEDROOMS ARE COMFORTABLY SIZED. THE SPACIOUS KITCHEN FEATURES A BREAKFAST AREA AND PROVIDES A VIEW OF THE GREAT ROOM AND DINING ROOM. YOU'LL ALSO APPRECIATE THE PRIVATE BACKYARD. ADDITIONALLY, YOU ARE JUST MINUTES AWAY FROM HARTSFIELD-JACKSON AIRPORT AND DOWNTOWN ATLANTA.

Key facts

• Recent updates
• Private backyard
• Spacious kitchen

Tags

• RECENT UPDATES
• OPEN-AIR PLAN
• SUNROOM
• SPACIOUS KITCHEN
• BREAKFAST AREA
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Located on paved/asphalt county roads; use GPS for directions
• HOA & community: Annual association fee of $3,060; Has association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (110V and 220V); Natural gas available; Cable available; Phone service available
• Home design: One-story property; End unit in a community of 28 units; Resale condition
• Construction: Synthetic stucco exterior; Composition roof; Brick/mortar foundation; Built with typical resale construction
• Exterior features: Patio; Rain gutters; End unit with one common wall

Interior

• Kitchen: Eat-in kitchen; Laminate counters; Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Two main-level bedrooms; Roommate floor plan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (forced air, natural gas); Central air; Ceiling fans; Electric cooling components
• Interior features: Entrance foyer; Vaulted ceilings; Factory-built fireplace (1)
• Laundry & utility: Main-level laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.3% below list).
• Recommended offer: $159k (24.4% below list) — sets the bar for cash-flow.

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: Oakley Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 712 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 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 24% at this address vs 51% district-wide (-27 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 45% 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 $22k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 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 $114k; list at $210k implies a 84% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,710 (24.4% 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 31 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $202,395
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7113 Forest Ln	0.04mi	2/2.0	1,700 (+10%)	22mo	$220,000	$129	63
309 Ashigan St	0.54mi	3/2.5 (+1)	1,620 (+5%)	3mo	$205,000	$127	57
2147 Red Oak Cir	0.48mi	3/2.0 (+1)	1,497 (-3%)	16mo	$245,000	$164	55
4509 Gideons Trce	0.44mi	3/2.0 (+1)	1,755 (+14%)	6mo	$230,000	$131	46

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $94,630
• Equity at exit: $189,185

10-year hold

• IRR: 18.0%
• Equity multiple: 5.94×
• Total profit: $290,762
• Equity at exit: $407,984

Cash invested: $58,800 (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: 174
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$88
• HOA: −$255
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-290

Break-even live

Break-even rent $2,167

Max offer price $158,710

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-231	+0% $-290	+5% $-350	+10% $-409
Rent	-10% $-432	-5% $-361	+0% $-290	+5% $-219	+10% $-148
Rate	-1.0pp $-185	-0.5pp $-237	base $-290	+0.5pp $-345	+1.0pp $-400

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	45d	1	0.25mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	0.32mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,480	$1.76	0d	5	0.45mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	14d	1	0.50mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	45d	1	0.52mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	45d	1	0.54mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	24d	1	0.55mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.57mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	4d	1	0.87mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	22d	1	0.95mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	7d	1	0.99mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,450	$1.47	7d	21	1.05mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,402	$1.48	1d	23	1.13mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	22d	1	1.15mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	7d	1	1.19mi

HOA detail

• Monthly dues: $255 · $3,060/yr

Listing history 20 events

1. 2026-06-21
   days on market $210,000 Active 31 DOM
2. 2026-06-18
   days on market $210,000 Active 28 DOM
3. 2026-06-17
   days on market $210,000 Active 27 DOM
4. 2026-06-16
   days on market $210,000 Active 26 DOM
5. 2026-06-15
   days on market $210,000 Active 25 DOM
6. 2026-06-13
   days on market $210,000 Active 23 DOM
7. 2026-06-09
   days on market $210,000 Active 19 DOM
8. 2026-06-08
   days on market $210,000 Active 18 DOM
9. 2026-06-07
   days on market $210,000 Active 17 DOM
10. 2026-06-04
    days on market $210,000 Active 14 DOM
11. 2026-06-03
    days on market $210,000 Active 13 DOM
12. 2026-06-01
    days on market $210,000 Active 11 DOM
13. 2026-05-31
    days on market $210,000 Active 10 DOM
14. 2026-05-19
    historical
15. 2026-05-19
    historical
16. 2026-02-19
    listed $217,000 Active
17. 2026-02-19
    listed $217,000 New
18. 2019-09-25
    soldstatus $114,400
19. 1998-02-17
    soldstatus $110,000
20. 1985-09-18
    soldstatus $62,700

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $3,218 · $268/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 ≥105°F today · 20 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: $21,594
• − Mortgage interest: −$11,763
• − Property taxes: −$3,218
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$3,060
• − Depreciation: −$6,109
• Taxable loss: −$7,062
• Est. tax savings @ 24.0%: +$1,695
• After-tax cash flow: $-1,789/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

+234.9% since first listed

9 events — show timeline

• 2026-05-19 Listing Removed — FMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-05-18 Listed $210,000 FMLS
• 2026-05-18 Listed $210,000 GAMLS
• 2026-02-19 Listed $217,000 FMLS
• 2026-02-19 Listed $217,000 GAMLS
• 2019-09-25 Sold (Public Records) $114,400 Public Records
• 1998-02-17 Sold (Public Records) $110,000 Public Records
• 1985-09-18 Sold (Public Records) $62,700 Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,218 · +45.1% YoY. Source: county tax records.