5954 Stonewall Dr · Union City, GA 30291

$519,000

3 bd · 1.0 ba · 5,280 sqft · MultiFamily public records · 22 Days on market

Built 1983 0.54 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Turnkey 4-unit multifamily property in Union City featuring spacious 3-bedroom, 1.5-bath units - an in-demand layout for today's rental market. Three units are currently leased, providing immediate income, while one vacant unit is move-in ready and ideal for lease-up at market rent or owner-occupant flexibility. Current rents are below market, offering investors a clear opportunity to increase cash flow and add value. Strong rental demand in the area combined with the larger unit sizes make this an attractive long-term hold. Conveniently located near major highways, shopping, and employment centers, including easy access to Hartsfield-Jackson Atlanta International Airport. Ideal for investors seeking a well-positioned asset with upside potential.

Key facts

• Move-in ready
• Strong rental demand
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• SPACIOUS UNITS
• IMMEDIATE INCOME
• MOVE-IN READY
• OWNER-OCCUPANT FLEXIBILITY
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Garbage service included for tenants; electric, gas, water, and maintenance not included
• Financial info: Four total units; Unit rents shown: $1,500; $1,300; $1,300 (two units at $1,300)
• HOA & community: Community amenities include proximity to public transport, schools, shopping, and trails/greenway

Exterior

• Parking: Nine total parking spaces; Level paved driveway and parking lot; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Sewer available; Water available
• Home design: Two-story property; Other construction materials; Other roof type
• Construction: Two levels
• Exterior features: Privacy fencing; Near public transport, schools, shopping, and trails/greenway

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Each unit has 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Each unit has 1 full bath and 1 half bath
• Heating & cooling: Central air; Natural gas heating
• Interior features: Carpeted and ceramic tile floors; Deck; Walk-in closet(s); Resale condition
• Laundry & utility: Washer/dryer connections in units

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $519k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $505/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $519k).
• Recommended offer: $511k (1.5% below list) — sets the bar for market timing.

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); 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $55k of equity ($4k loan paydown + $52k 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 $145k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($511k) 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 $60k; list at $519k implies a 765% 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 $511,215 (1.5% 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: 1.38% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.0

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: 36.3%
• Equity multiple: 3.79×
• Total profit: $405,802
• Equity at exit: $467,556

10-year hold

• IRR: 30.9%
• Equity multiple: 8.45×
• Total profit: $1,082,849
• Equity at exit: $1,008,303

Cash invested: $145,320 (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: 24.2×

Monthly cashflow live

• Estimated rent: $7,150 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$690 /mo · $8,275/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,502
• Net cashflow: $2,021

Break-even live

Break-even rent $4,592

Max offer price $519,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$7,152
Total (4 units)			$7,150

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4110 Robin Cir Atlanta, GA	3.0	2.5	4528	$2,015	$0.45	44d	1	1.41mi

Listing history 8 events

1. 2026-05-16
   status Pending 762-char remark
2. 2026-05-15
   status Under Contract 756-char remark

   Show marketing remark (756 chars)

   Turnkey 4-unit multifamily property in Union City featuring spacious 3-bedroom, 1.5-bath units - an in-demand layout for today's rental market. Three units are currently leased, providing immediate income, while one vacant unit is move-in ready and ideal for lease-up at market rent or owner-occupant flexibility. Current rents are below market, offering investors a clear opportunity to increase cash flow and add value. Strong rental demand in the area combined with the larger unit sizes make this an attractive long-term hold. Conveniently located near major highways, shopping, and employment centers, including easy access to Hartsfield-Jackson Atlanta International Airport. Ideal for investors seeking a well-positioned asset with upside potential.

3. 2026-05-15
   historical Active Under Contract 762-char remark

   Show marketing remark (756 chars)

   Turnkey 4-unit multifamily property in Union City featuring spacious 3-bedroom, 1.5-bath units - an in-demand layout for today's rental market. Three units are currently leased, providing immediate income, while one vacant unit is move-in ready and ideal for lease-up at market rent or owner-occupant flexibility. Current rents are below market, offering investors a clear opportunity to increase cash flow and add value. Strong rental demand in the area combined with the larger unit sizes make this an attractive long-term hold. Conveniently located near major highways, shopping, and employment centers, including easy access to Hartsfield-Jackson Atlanta International Airport. Ideal for investors seeking a well-positioned asset with upside potential.

4. 2026-04-23
   listed $519,000 Active 762-char remark

   Show marketing remark (756 chars)

   Turnkey 4-unit multifamily property in Union City featuring spacious 3-bedroom, 1.5-bath units - an in-demand layout for today's rental market. Three units are currently leased, providing immediate income, while one vacant unit is move-in ready and ideal for lease-up at market rent or owner-occupant flexibility. Current rents are below market, offering investors a clear opportunity to increase cash flow and add value. Strong rental demand in the area combined with the larger unit sizes make this an attractive long-term hold. Conveniently located near major highways, shopping, and employment centers, including easy access to Hartsfield-Jackson Atlanta International Airport. Ideal for investors seeking a well-positioned asset with upside potential.

5. 2026-04-23
   listed $519,000 New 756-char remark

   Show marketing remark (756 chars)

   Turnkey 4-unit multifamily property in Union City featuring spacious 3-bedroom, 1.5-bath units - an in-demand layout for today's rental market. Three units are currently leased, providing immediate income, while one vacant unit is move-in ready and ideal for lease-up at market rent or owner-occupant flexibility. Current rents are below market, offering investors a clear opportunity to increase cash flow and add value. Strong rental demand in the area combined with the larger unit sizes make this an attractive long-term hold. Conveniently located near major highways, shopping, and employment centers, including easy access to Hartsfield-Jackson Atlanta International Airport. Ideal for investors seeking a well-positioned asset with upside potential.

6. 2016-08-30
   soldstatus $60,000
7. 2004-01-02
   soldstatus $260,000
8. 1983-06-28
   soldstatus $148,000

ⓘ 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: $8,275 · $690/mo
• Projected year-2 tax: $8,275 · $690/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $85,800
• − Mortgage interest: −$29,072
• − Property taxes: −$8,275
• − Insurance: −$2,595
• − Repairs & maintenance: −$6,864
• − Management: −$6,864
• − Depreciation: −$15,098
• Taxable income: $17,032
• Est. tax owed @ 24.0%: −$4,088
• After-tax cash flow: $20,164/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

+250.7% since first listed

8 events — show timeline

• 2026-05-16 Pending — FMLS
• 2026-05-15 Pending — GAMLS
• 2026-05-15 Contingent — FMLS
• 2026-04-23 Listed $519,000 GAMLS
• 2026-04-23 Listed $519,000 FMLS
• 2016-08-30 Sold (Public Records) $60,000 Public Records
• 2004-01-02 Sold (Public Records) $260,000 Public Records
• 1983-06-28 Sold (Public Records) $148,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $8,275 · +218.1% YoY. Source: county tax records.