4701 Flat Shoals Rd Unit 65A · Union City, GA 30291

$115,000

2 bd · 1.5 ba · 1,100 sqft · Condo public records · 9 Days on market

Built 1972 $268/mo HOA · 17% of rent

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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 +26.5/30.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• DSCR +9.0/10.0
• 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

Listing remarks

Perfect townhome for very first home, retirement or investment; this end unit has it all! Upgrades galore and more wait for you in this two bedroom, one and a half house that is convenient to shopping, downtown and less than ten minutes from airport. Home has gorgeous laminate flooring, light and airy windows to give a serene surrounding. New paint and spacious living adorns this unit that makes it a tranquil enviornment for years to come. Great roommate plan for privacy, you will not want to miss this affordable new home option and be a home owner this Summer!

Key facts

• $268 HOA
• Parking
• Built 1972

Property features AI

Finance

• Other: Directions: I-85 at Flat Shoals; County: Fulton, GA
• HOA & community: Monthly association fee of $268; Association also has quarterly fee; Association covers grounds and structure maintenance and trash; Community of 60 units

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: Condominium; One and one-half levels; Resale property
• Construction: Brick construction; Composition roof; Brick/mortar foundation
• Exterior features: Breezeway; Community spa; Barbecue in community; Asphalt road surface; City street frontage

Interior

• Kitchen: Breakfast bar; Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: Two upper bedrooms; Roommate floor plan
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom; One half bathroom; Master bath with tub/shower combo; Main level half bath
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: His and hers closets; Recessed lighting; Double pane windows; 1 common wall
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 9.4% vs local median 5.4% in Union City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 78% FRL vs 41% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 51% district-wide (-34 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 6y 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 $56k; list at $115k implies a 105% 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 $115,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 5.9

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: 32.2%
• Equity multiple: 3.51×
• Total profit: $80,745
• Equity at exit: $103,601

10-year hold

• IRR: 27.5%
• Equity multiple: 7.84×
• Total profit: $220,363
• Equity at exit: $223,420

Cash invested: $32,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$603
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$48
• HOA: −$268
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $303

Break-even live

Break-even rent $1,230

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $368	-5% $335	+0% $303	+5% $270	+10% $237
Rent	-10% $175	-5% $239	+0% $303	+5% $366	+10% $430
Rate	-1.0pp $360	-0.5pp $332	base $303	+0.5pp $273	+1.0pp $242

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.15mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	45d	1	0.47mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	45d	1	0.47mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.58mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	0d	4	0.63mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.65mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	45d	1	0.74mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,326	$1.28	0d	17	0.76mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	0.77mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	0.79mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,769	$1.30	0d	5	0.81mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.82mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	0.93mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	6d	1	1.00mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.01mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	1.01mi
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	45d	1	1.04mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	5d	1	1.13mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.13mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.20mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	45d	1	1.23mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	45d	1	1.38mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	1.40mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	45d	1	1.46mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $115,000 Active 9 DOM
2. 2026-06-18
   days on market $115,000 Active 6 DOM
3. 2026-06-17
   days on market $115,000 Active 5 DOM
4. 2026-06-16
   days on market $115,000 Active 4 DOM
5. 2026-06-15
   days on market $115,000 Active 3 DOM
6. 2026-06-13
   remarks 568-char remark
7. 2026-06-13
   listed $115,000 Active 1 DOM

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$421/yr (+$35/mo · 66.2%)

ⓘ 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 ≥104°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: $19,360
• − Mortgage interest: −$6,442
• − Property taxes: −$637
• − Insurance: −$575
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$3,216
• − Depreciation: −$3,345
• Taxable income: $2,048
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,139/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

+432.4% since first listed

30 events — show timeline

• 2026-06-11 Listed $115,000 FMLS
• 2026-04-01 Listing Removed — GAMLS
• 2026-01-08 Price Changed $120,000 GAMLS
• 2026-01-02 Listed $130,000 GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-03 Listed $130,000 FMLS
• 2025-10-03 Listed $130,000 GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-07-30 Listing Removed — GAMLS
• 2025-05-13 Listed $136,000 GAMLS
• 2025-05-13 Listed $136,000 FMLS
• 2025-04-01 Listing Removed — FMLS
• 2025-03-17 Listing Removed — GAMLS
• 2025-01-15 Listed $128,000 GAMLS
• 2025-01-15 Listed $128,000 FMLS
• 2023-11-30 Listing Removed — FMLS
• 2023-11-30 Listing Removed — GAMLS
• 2023-08-28 Listed $125,000 FMLS
• 2023-08-28 Listed $125,000 GAMLS
• 2023-06-30 Listing Removed — GAMLS
• 2023-01-08 Listed $140,000 GAMLS
• 2020-11-18 Sold (Public Records) $56,000 Public Records
• 2020-11-05 Sold (MLS) $56,000 GAMLS
• 2020-11-05 Sold (MLS) $56,000 FMLS
• 2020-10-28 Pending — GAMLS
• 2020-10-28 Pending — FMLS
• 2020-10-23 Listed $60,000 GAMLS
• 2020-10-23 Listed $60,000 FMLS
• 1979-10-11 Sold (Public Records) $21,600 Public Records

Property tax history

+0.1%/yr

Latest (2025): $637 · +91.5% YoY. Source: county tax records.