6126 Hickory Lane Dr · Union City, GA 30291

$246,000

3 bd · 2.5 ba · 1,809 sqft · SingleFamily public records · 23 Days on market

Built 2004 3,876 sqft lot Est $268k · 8% under $65/mo HOA · 3% of rent

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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 +13.9/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT FORECLOSURE IN NICE COMMUNITY! LARGE LIVING ROOM & FORMAL DINING. ALL APPLIANCES INCLUDED. MOVE IN READY. COMMUNITY ASSOCIATION INCLUDES YARD MAINTENANCE.

Key facts

• Double sinks
• Walk in closet
• Fresh exterior paint

Tags

• NEW ROOF
• FRESH EXTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• DOUBLE SINKS

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, and VA loan
• HOA & community: Has association (association fee covers other items)

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residential house; Resale property; Built in 2004
• Construction: Vinyl siding construction; Composition roof; Slab foundation; Built in 2004
• Exterior features: Vinyl siding; Composition roof; Slab foundation; Lot roughly 0.09 acre; No special lot features listed

Interior

• Kitchen: Microwave; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Electric central heating; Heat pump cooling
• Interior features: Two levels; Foyer; No basement; Other interior features
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $28 ($336/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 $206k (16.2% below list).
• Recommended offer: $206k (16.2% 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: Gullatt Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 747 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 21% at this address vs 51% district-wide (-30 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,061/mo this rent would consume 51% 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 $26k of equity ($2k loan paydown + $25k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k 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 ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $206,078 (16.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $267,732
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130 Hickory Lane Dr	0.01mi	3/2.5	1,834 (+1%)	14mo	$250,000	$136	86
6245 Hickory Lane Cir	0.09mi	3/2.5	1,850 (+2%)	11mo	$255,000	$138	83
6292 Hickory Lane Cir	0.12mi	3/2.5	1,980 (+10%)	16mo	$287,900	$145	65
7161 Boulder Pass	0.35mi	3/2.0	1,700 (-6%)	12mo	$275,000	$162	62
6270 Hickory Lane Cir	0.11mi	4/2.5 (+1)	1,940 (+7%)	24mo	$305,000	$157	58
4200 Vinca Way	0.64mi	3/2.0	1,870 (+3%)	10mo	$276,000	$148	54
7259 Taloga Ln	0.63mi	3/2.5	2,016 (+11%)	7mo	$297,500	$148	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: 24.4%
• Equity multiple: 2.95×
• Total profit: $134,083
• Equity at exit: $221,616

10-year hold

• IRR: 21.4%
• Equity multiple: 6.66×
• Total profit: $390,159
• Equity at exit: $477,924

Cash invested: $68,880 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$102
• HOA: −$65
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $28

Break-even live

Break-even rent $2,025

Max offer price $246,000

Occupancy floor 94%

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	43d	1	0.05mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	24d	1	0.10mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	43d	1	0.12mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	4d	1	0.17mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	20d	1	0.44mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	12d	1	0.71mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	43d	1	0.73mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	43d	1	0.73mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	43d	1	0.76mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	0.77mi
7286 Madison Cir Union City, GA	3.0	2.0	2608	$2,200	$0.84	43d	1	0.77mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	43d	1	0.81mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	0.82mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	1d	24	0.84mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	20d	1	0.85mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	2d	1	0.88mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	5d	1	0.98mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	5d	1	1.02mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	43d	1	1.21mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	20d	1	1.22mi
7723 Fanlight Pl Union City, GA	3.0	2.5	2473	$2,200	$0.89	12d	1	1.29mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	5d	1	1.30mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	1.34mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	1.49mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.50mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 17 events

1. 2026-06-18
   status $246,000 Pending 23 DOM
2. 2026-06-18
   days on market $246,000 Active 23 DOM
3. 2026-06-17
   days on market $246,000 Active 22 DOM
4. 2026-06-16
   days on market $246,000 Active 21 DOM
5. 2026-06-15
   days on market $246,000 Active 20 DOM
6. 2026-06-13
   days on market $246,000 Active 18 DOM
7. 2026-06-09
   days on market $246,000 Active 14 DOM
8. 2026-06-08
   days on market $246,000 Active 13 DOM
9. 2026-06-07
   days on market $246,000 Active 12 DOM
10. 2026-06-04
    days on market $246,000 Active 9 DOM
11. 2026-06-03
    days on market $246,000 Active 8 DOM
12. 2026-06-01
    days on market $246,000 Active 6 DOM
13. 2026-05-31
    days on market $246,000 Active 5 DOM
14. 2026-05-25
    listed $246,000 New
15. 2026-04-28
    soldstatus $236,800
16. 2009-04-23
    soldstatus $72,100 164-char remark

    Show marketing remark (164 chars)

    GREAT FORECLOSURE IN NICE COMMUNITY! LARGE LIVING ROOM & FORMAL DINING. ALL APPLIANCES INCLUDED. MOVE IN READY. COMMUNITY ASSOCIATION INCLUDES YARD MAINTENANCE.

17. 2009-02-04
    listed $75,000 164-char remark

    Show marketing remark (164 chars)

    GREAT FORECLOSURE IN NICE COMMUNITY! LARGE LIVING ROOM & FORMAL DINING. ALL APPLIANCES INCLUDED. MOVE IN READY. COMMUNITY ASSOCIATION INCLUDES YARD MAINTENANCE.

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $2,263 · $189/mo
• Expected delta: +$553/yr (+$46/mo · 32.3%)

ⓘ 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 · 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: $24,729
• − Mortgage interest: −$13,780
• − Property taxes: −$1,710
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$780
• − Depreciation: −$7,156
• Taxable loss: −$3,884
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $1,268/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

+228.0% since first listed

4 events — show timeline

• 2026-05-25 Listed $246,000 GAMLS
• 2026-04-28 Sold (Public Records) $236,800 Public Records
• 2009-04-23 Sold (MLS) $72,100 FMLS
• 2009-02-04 Listed $75,000 FMLS

Property tax history

+1.7%/yr

Latest (2025): $1,710 · +195.5% YoY. Source: county tax records.