6115 Citico River Ln · Union City, GA 30291

$240,000

5 bd · 3.0 ba · 1,207 sqft · SingleFamily · 10 Days on market

Built 2005 Good condition 6,751 sqft lot $199/sqft · at area comps Est $234k · at est.

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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 +21.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• ARV discount +6.3/15.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0

Listing remarks MLS

Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

Key facts

• 6,751 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts; Electricity, sewer and water available
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Asphalt road frontage on a county road

Interior

• Kitchen: Breakfast bar; Pantry; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the upper level; Two bedrooms on the lower level; Bedroom features: none specified
• Flooring: Carpet
• Bathrooms: Three full bathrooms; Upper level contains two full baths; lower level contains one full bath; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Two-story entrance foyer; One fireplace in the living room; No common walls
• Laundry & utility: Laundry room on the lower level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 8.0% 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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 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 29% at this address vs 51% district-wide (-22 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; 2 comparable units currently listed for rent nearby; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,525/mo this rent would consume 63% 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 + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $233,959
• List price: $240,000
• Delta: 2.58%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6115 Citico River Ln	0.00mi	5/3.0	1,207 (0%)	0mo	$240,000	$199	100

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: 28.3%
• Equity multiple: 3.23×
• Total profit: $150,136
• Equity at exit: $216,211

10-year hold

• IRR: 24.4%
• Equity multiple: 7.27×
• Total profit: $421,411
• Equity at exit: $466,267

Cash invested: $67,200 (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: 167
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $336

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 82%

Sensitivity live

Price	-10% $502	-5% $419	+0% $336	+5% $253	+10% $170
Rent	-10% $137	-5% $236	+0% $336	+5% $436	+10% $536
Rate	-1.0pp $457	-0.5pp $397	base $336	+0.5pp $274	+1.0pp $211

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	44d	1	0.38mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,831	$1.75	1d	6	1.06mi

Listing history 27 events

1. 2026-05-09
   listed $240,000 Active 522-char remark
2. 2026-05-09
   historical $240,000 522-char remark
3. 2018-04-04
   soldstatus $139,000 Sold 346-char remark

   Show marketing remark (346 chars)

   Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

4. 2018-04-04
   soldstatus $139,000 Sold

   Show marketing remark (346 chars)

   Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

5. 2018-02-13
   status Under Contract

   Show marketing remark (346 chars)

   Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

6. 2018-02-13
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

7. 2018-02-02
   listed $145,000 Active 346-char remark

   Show marketing remark (346 chars)

   Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

8. 2018-02-02
   listed $145,000 New

   Show marketing remark (346 chars)

   Move-In Ready, Split Level With Vaulted Ceilings, Great Value & Condition with Plenty of Room, Great Open Kitchen with Oak Cabinets & Breakfast Bar, Great Room With Fireplace, Master On The Main Level With Walk-In Closet, Garden Tub & Separate Shower! Level Backyard! Small Sub division with no HOA fees, Clean and Nice Neighbourhood!

9. 2015-10-27
   price $74,000
10. 2014-10-28
    price $39,341
11. 2012-03-15
    historical
12. 2012-03-13
    soldstatus $74,000 Sold
13. 2012-03-13
    soldstatus $74,000 Sold
14. 2012-03-09
    historical
15. 2012-03-09
    status Pending
16. 2012-03-09
    price $74,900
17. 2012-03-02
    historical
18. 2012-03-01
    soldstatus $39,341 Sold
19. 2012-02-29
    listed $74,900 New
20. 2012-02-29
    listed $74,900 Active
21. 2012-02-29
    price $53,000
22. 2012-02-22
    historical
23. 2012-02-10
    soldstatus $39,341 Sold
24. 2012-01-04
    price $47,700
25. 2012-01-04
    status Pending
26. 2011-11-16
    listed $53,000 New
27. 2011-11-15
    listed $53,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $30,299
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$6,982
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $3,979/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready 5-bedroom, 3-bathroom home offers a good condition with minor repairs needed in the kitchen and bathrooms. The property is located in a desirable neighborhood with no HOA fees and is conveniently located near shopping and dining. The home has a spacious layout with vaulted ceilings and an open-concept design.

Repairs flagged

• Minor Kitchen flooring — Carpeted flooring in the kitchen
• Minor Bathroom flooring — Tiled flooring in bathrooms

Value-add opportunities

• Both Paint interior walls and trim — Enhances curb appeal and interior aesthetics
• Both Replace kitchen flooring — Improves functionality and aesthetics
• Both Replace bathroom flooring — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Carpeted flooring in the kitchen	Minor	$500–3,000
Bathroom flooring · Tiled flooring in bathrooms	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and trim — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen flooring — Improves functionality and aesthetics ↑
• Both Replace bathroom flooring — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+352.8% since first listed

29 events — show timeline

• 2026-06-11 Sold (MLS) $240,000 FMLS
• 2026-05-19 Pending — FMLS
• 2026-05-09 Listed $240,000 FMLS
• 2026-05-09 Coming Soon $240,000 FMLS
• 2018-04-04 Sold (MLS) $139,000 GAMLS
• 2018-04-04 Sold (MLS) $139,000 FMLS
• 2018-02-13 Pending — GAMLS
• 2018-02-13 Pending — FMLS
• 2018-02-02 Listed $145,000 GAMLS
• 2018-02-02 Listed $145,000 FMLS
• 2015-10-27 Price Changed $74,000 GAMLS
• 2014-10-28 Price Changed $39,341 GAMLS
• 2012-03-15 Listing Removed — FMLS
• 2012-03-13 Sold (MLS) $74,000 GAMLS
• 2012-03-13 Sold (MLS) $74,000 FMLS
• 2012-03-09 Listing Removed — GAMLS
• 2012-03-09 Pending — FMLS
• 2012-03-09 Price Changed $74,900 GAMLS
• 2012-03-02 Listing Removed — GAMLS
• 2012-03-01 Sold (MLS) $39,341 GAMLS
• 2012-02-29 Listed $74,900 GAMLS
• 2012-02-29 Listed $74,900 FMLS
• 2012-02-29 Price Changed $53,000 GAMLS
• 2012-02-22 Listing Removed — FMLS
• 2012-02-10 Sold (MLS) $39,341 FMLS
• 2012-01-04 Price Changed $47,700 FMLS
• 2012-01-04 Pending — FMLS
• 2011-11-16 Listed $53,000 GAMLS
• 2011-11-15 Listed $53,000 FMLS