3514 Brookstone Way · Union City, GA 30291

$219,900

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 12 Days on market

Built 2002 6,011 sqft lot $167/sqft · at area comps Est $220k · 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).

• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Schools +4.5/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

Key facts

• 6,011 sq ft lot
• Garage
• Built 2002

Property features AI

Finance

• Other: Located in the Brookstone subdivision, Union City, GA
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family residential house; Resale property; Built in 2002
• Construction: Vinyl siding; Composition roof; House built in 2002
• Exterior features: Level lot; Street lights in the community

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; Public records list living area as 1,318; No basement; Room types include other
• Laundry & utility: Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (18.5% below list).
• Recommended offer: $179k (18.5% 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+, 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: Campbell Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 568 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); 167 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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.
• Current owner paid $112k; list at $220k implies a 95% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,222 (18.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $219,609
• List price: $219,900
• Delta: 0.13%
• 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
3518 Brookstone Way	0.03mi	3/2.5	1,304 (-1%)	8mo	$223,500	$171	88
4611 Rolling Brook Ct	0.11mi	2/2.0 (-1)	1,373 (+4%)	3mo	$209,000	$152	80
7908 Four Oaks Ct	0.11mi	3/2.0	1,412 (+7%)	22mo	$260,000	$184	65
4628 Rolling Brook Ct	0.16mi	3/2.0	1,484 (+13%)	14mo	$255,000	$172	60
5407 Pine Valley Dr	0.37mi	3/2.0	1,190 (-10%)	17mo	$204,000	$171	52
6311 Byrd Rd	0.49mi	3/2.0	1,378 (+5%)	22mo	$364,000	$264	51
6793 Burkhead Dr Unit 19E	0.44mi	3/2.0	1,232 (-6%)	23mo	$200,000	$162	50
6793 Burkhead Dr	0.44mi	3/2.0	1,232 (-6%)	23mo	$200,000	$162	50
5153 Westbrook	0.50mi	2/2.0 (-1)	1,133 (-14%)	1mo	$192,000	$169	48

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $112,376
• Equity at exit: $198,103

10-year hold

• IRR: 20.1%
• Equity multiple: 6.41×
• Total profit: $332,860
• 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: 10.2×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$265 /mo · $3,179/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-94

Break-even live

Break-even rent $1,911

Max offer price $203,322

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-32	+0% $-94	+5% $-156	+10% $-218
Rent	-10% $-235	-5% $-165	+0% $-94	+5% $-23	+10% $48
Rate	-1.0pp $17	-0.5pp $-38	base $-94	+0.5pp $-151	+1.0pp $-209

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	4d	1	0.28mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	24d	1	0.37mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	17d	19	0.43mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	44d	1	0.48mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	20d	1	0.49mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	44d	1	0.57mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	5d	1	0.57mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	21d	1	0.57mi
116 Spring Ct Unit 1 Fairburn, GA	2.0	1.0	944	$1,095	$1.16	44d	1	0.58mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	0.62mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	1d	1	0.63mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	22d	1	0.63mi
50 Clay St Fairburn, GA	2.0	1.5	1138	$1,473	$1.29	1d	11	0.66mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	0.70mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	0.94mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	0.99mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.03mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	44d	1	1.03mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	1.03mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	44d	1	1.04mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	44d	1	1.06mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	1.06mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	1.07mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	44d	1	1.07mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	24d	1	1.10mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	13d	1	1.14mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	24d	1	1.14mi
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	44d	1	1.20mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	21d	1	1.28mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	24d	1	1.28mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	44d	1	1.28mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	5d	1	1.28mi
152 Rivertown Rd Fairburn, GA	3.0	2.0	1550	$3,500	$2.26	22d	1	1.33mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	1.38mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	3d	1	1.42mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	15d	1	1.42mi

Listing history 17 events

1. 2026-05-15
   price $219,900 144-char remark
2. 2026-05-03
   listed $224,000 New 144-char remark
3. 2025-02-19
   historical $1,575
4. 2024-10-19
   listed $1,575
5. 2019-09-24
   soldstatus $112,500
6. 2017-04-11
   soldstatus $86,000
7. 2017-03-28
   soldstatus $86,000 Sold 354-char remark

   Show marketing remark (417 chars)

   Hard to find Beautifully well kept ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Great home for first time. Home Buyer so why rent when you can own? Home is minutes from the airport, shopping and downtown.

8. 2017-03-28
   soldstatus $86,000 Sold

   Show marketing remark (417 chars)

   Hard to find Beautifully well kept ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Great home for first time. Home Buyer so why rent when you can own? Home is minutes from the airport, shopping and downtown.

9. 2017-02-20
   status Under Contract

   Show marketing remark (354 chars)

   Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

10. 2017-02-20
    historical Pending 354-char remark

    Show marketing remark (354 chars)

    Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

11. 2017-02-08
    status Active 354-char remark

    Show marketing remark (417 chars)

    Hard to find Beautifully well kept ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Great home for first time. Home Buyer so why rent when you can own? Home is minutes from the airport, shopping and downtown.

12. 2017-02-08
    status Back on Market

    Show marketing remark (417 chars)

    Hard to find Beautifully well kept ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Great home for first time. Home Buyer so why rent when you can own? Home is minutes from the airport, shopping and downtown.

13. 2017-01-18
    status Under Contract

    Show marketing remark (354 chars)

    Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

14. 2017-01-18
    historical Pending 354-char remark

    Show marketing remark (354 chars)

    Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

15. 2017-01-10
    listed $90,000 New

    Show marketing remark (354 chars)

    Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

16. 2017-01-10
    listed $90,000 Active 354-char remark

    Show marketing remark (354 chars)

    Hard to find ranch in a convenient location. Fireplace in the family room, spacious eat in kitchen, Good cabinet space and roommate style bedrooms. Master suite is private with walk-in closet, bath has double vanity and the remaining two bedrooms share a large bathroom. Why rent when you can own? Home is minutes from the airport, shopping and downtown.

17. 2013-05-02
    soldstatus $22,775,000

ⓘ 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: $3,179 · $265/mo
• Projected year-2 tax: $3,179 · $265/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 ≥103°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: $21,507
• − Mortgage interest: −$12,318
• − Property taxes: −$3,179
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$6,397
• Taxable loss: −$4,928
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $56/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

-99.0% since first listed

18 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-05-15 Price Changed $219,900 GAMLS
• 2026-05-03 Listed $224,000 GAMLS
• 2025-02-19 Rental Removed $1,575 GAMLS
• 2024-10-19 Listed for Rent $1,575 GAMLS
• 2019-09-24 Sold (Public Records) $112,500 Public Records
• 2017-04-11 Sold (Public Records) $86,000 Public Records
• 2017-03-28 Sold (MLS) $86,000 GAMLS
• 2017-03-28 Sold (MLS) $86,000 FMLS
• 2017-02-20 Pending — GAMLS
• 2017-02-20 Contingent — FMLS
• 2017-02-08 Relisted — FMLS
• 2017-02-08 Relisted — GAMLS
• 2017-01-18 Pending — GAMLS
• 2017-01-18 Contingent — FMLS
• 2017-01-10 Listed $90,000 GAMLS
• 2017-01-10 Listed $90,000 FMLS
• 2013-05-02 Sold (Public Records) $22,775,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,179 · +44.1% YoY. Source: county tax records.