6231 Hickory Lane Cir · Union City, GA 30291

$250,000

3 bd · 2.5 ba · 1,756 sqft · SingleFamily public records · 59 Days on market

Built 2006 3,916 sqft lot $142/sqft · 19% below area Est $307k · 19% under $130/mo HOA · 6% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +4.5/10.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

This 3-bedroom, 2.5-bathroom home with over 1700 sq. ft. won't last long! It's in a great location near the interstate and shopping. This 3-bedroom, 2.5-bathroom home with over 1,700 square feet of living space is a great opportunity that won't last long! Conveniently located near the interstate and shopping areas, this home boasts a vaulted ceiling in the master bedroom and two walk-in closets. It also features separate breakfast and dining rooms, as well as an open floor plan. Don't miss your chance to own this wonderful home! features a vaulted master with two walk-in closets, breakfast and dining rooms, and an open floor plan. This is an excellent opportunity to own your own home!

Key facts

• Open floor plan
• Breakfast room
• Vaulted ceiling

Tags

• VAULTED CEILING
• WALK-IN CLOSETS
• BREAKFAST ROOM
• DINING ROOM
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.3% below list).
• Recommended offer: $207k (17.3% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+2.2%/yr); 167 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,068/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 $27k 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.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $206,767 (17.3% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.83% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 10.1

CMA / ARV

• ARV (median comp): $306,896
• List price: $250,000
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6245 Hickory Lane Cir	0.06mi	3/2.5	1,850 (+5%)	11mo	$255,000	$138	79
6130 Hickory Lane Dr	0.07mi	3/2.5	1,834 (+4%)	14mo	$250,000	$136	78
7161 Boulder Pass	0.36mi	3/2.0	1,700 (-3%)	12mo	$275,000	$162	66
6292 Hickory Lane Cir	0.19mi	3/2.5	1,980 (+13%)	16mo	$287,900	$145	57
6270 Hickory Lane Cir	0.16mi	4/2.5 (+1)	1,940 (+10%)	24mo	$305,000	$157	50
4200 Vinca Way	0.70mi	3/2.0	1,870 (+6%)	10mo	$276,000	$148	46
7259 Taloga Ln	0.66mi	3/2.5	2,016 (+15%)	7mo	$297,500	$148	38

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $120,884
• Equity at exit: $225,220

10-year hold

• IRR: 19.2%
• Equity multiple: 6.20×
• Total profit: $363,747
• Equity at exit: $485,695

Cash invested: $70,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$304 /mo · $3,646/yr
• Insurance: −$104
• HOA: −$130
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-216

Break-even live

Break-even rent $2,340

Max offer price $211,927

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	24d	1	0.03mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	43d	1	0.09mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	43d	1	0.21mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	4d	1	0.22mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	20d	1	0.48mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	43d	1	0.64mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	0.75mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	1d	24	0.75mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	20d	1	0.76mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	12d	1	0.76mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	43d	1	0.78mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	43d	1	0.81mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	0.82mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	43d	1	0.86mi
7286 Madison Cir Union City, GA	3.0	2.0	2608	$2,200	$0.84	43d	1	0.86mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	2d	1	0.94mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	5d	1	0.97mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	5d	1	1.02mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	1.25mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	43d	1	1.25mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	20d	1	1.31mi
7723 Fanlight Pl Union City, GA	3.0	2.5	2473	$2,200	$0.89	12d	1	1.38mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	5d	1	1.39mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	1.40mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.41mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.44mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 40 events

1. 2026-06-18
   days on market $250,000 Active 59 DOM
2. 2026-06-17
   days on market $250,000 Active 58 DOM
3. 2026-06-16
   days on market $250,000 Active 57 DOM
4. 2026-06-15
   days on market $250,000 Active 56 DOM
5. 2026-06-13
   days on market $250,000 Active 54 DOM
6. 2026-06-09
   days on market $250,000 Active 50 DOM
7. 2026-06-08
   days on market $250,000 Active 49 DOM
8. 2026-06-07
   days on market $250,000 Active 48 DOM
9. 2026-06-04
   days on market $250,000 Active 45 DOM
10. 2026-06-03
    days on market $250,000 Active 44 DOM
11. 2026-06-01
    days on market $250,000 Active 42 DOM
12. 2026-05-31
    days on market $250,000 Active 41 DOM
13. 2026-04-20
    listed $250,000 New 693-char remark

    Show marketing remark (693 chars)

    This 3-bedroom, 2.5-bathroom home with over 1700 sq. ft. won't last long! It's in a great location near the interstate and shopping. This 3-bedroom, 2.5-bathroom home with over 1,700 square feet of living space is a great opportunity that won't last long! Conveniently located near the interstate and shopping areas, this home boasts a vaulted ceiling in the master bedroom and two walk-in closets. It also features separate breakfast and dining rooms, as well as an open floor plan. Don't miss your chance to own this wonderful home! features a vaulted master with two walk-in closets, breakfast and dining rooms, and an open floor plan. This is an excellent opportunity to own your own home!

14. 2026-04-20
    listed $250,000 Active 693-char remark

    Show marketing remark (693 chars)

    This 3-bedroom, 2.5-bathroom home with over 1700 sq. ft. won't last long! It's in a great location near the interstate and shopping. This 3-bedroom, 2.5-bathroom home with over 1,700 square feet of living space is a great opportunity that won't last long! Conveniently located near the interstate and shopping areas, this home boasts a vaulted ceiling in the master bedroom and two walk-in closets. It also features separate breakfast and dining rooms, as well as an open floor plan. Don't miss your chance to own this wonderful home! features a vaulted master with two walk-in closets, breakfast and dining rooms, and an open floor plan. This is an excellent opportunity to own your own home!

15. 2026-03-24
    historical
16. 2026-03-24
    historical
17. 2025-10-01
    listed $250,000 Active
18. 2025-10-01
    listed $250,000 New
19. 2025-09-02
    historical
20. 2025-09-02
    historical
21. 2025-03-20
    price $250,000
22. 2025-03-20
    price $250,000
23. 2025-03-01
    listed $259,000 Active
24. 2025-02-26
    historical
25. 2025-02-26
    listed $259,000 New
26. 2025-02-25
    historical
27. 2025-02-25
    historical
28. 2024-11-04
    price $259,000
29. 2024-11-04
    price $259,000
30. 2024-08-22
    listed $274,900 New
31. 2024-08-22
    listed $274,900 Active
32. 2021-06-09
    soldstatus $175,000
33. 2021-06-04
    soldstatus $175,000 Closed
34. 2021-06-04
    soldstatus $175,000 Sold
35. 2021-05-12
    status Under Contract
36. 2021-04-21
    status Pending Offer Approval
37. 2021-04-13
    listed $165,000 Active
38. 2021-04-13
    listed $165,000 New
39. 2007-09-28
    soldstatus $129,900
40. 2007-08-07
    listed $129,900

ⓘ 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: $3,646 · $304/mo
• Projected year-2 tax: $3,646 · $304/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 4/10 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: $24,812
• − Mortgage interest: −$14,004
• − Property taxes: −$3,646
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$1,560
• − Depreciation: −$7,273
• Taxable loss: −$6,890
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $-933/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

+92.5% since first listed

28 events — show timeline

• 2026-04-20 Listed $250,000 FMLS
• 2026-04-20 Listed $250,000 GAMLS
• 2026-03-24 Listing Removed — GAMLS
• 2026-03-24 Listing Removed — FMLS
• 2025-10-01 Listed $250,000 GAMLS
• 2025-10-01 Listed $250,000 FMLS
• 2025-09-02 Listing Removed — GAMLS
• 2025-09-02 Listing Removed — FMLS
• 2025-03-20 Price Changed $250,000 GAMLS
• 2025-03-20 Price Changed $250,000 FMLS
• 2025-03-01 Listed $259,000 FMLS
• 2025-02-26 Coming Soon — FMLS
• 2025-02-26 Listed $259,000 GAMLS
• 2025-02-25 Listing Removed — FMLS
• 2025-02-25 Listing Removed — GAMLS
• 2024-11-04 Price Changed $259,000 GAMLS
• 2024-11-04 Price Changed $259,000 FMLS
• 2024-08-22 Listed $274,900 FMLS
• 2024-08-22 Listed $274,900 GAMLS
• 2021-06-09 Sold (Public Records) $175,000 Public Records
• 2021-06-04 Sold (MLS) $175,000 GAMLS
• 2021-06-04 Sold (MLS) $175,000 FMLS
• 2021-05-12 Pending — GAMLS
• 2021-04-21 Pending — GAMLS
• 2021-04-13 Listed $165,000 GAMLS
• 2021-04-13 Listed $165,000 FMLS
• 2007-09-28 Sold (MLS) $129,900 FMLS
• 2007-08-07 Listed $129,900 FMLS

Property tax history

+9.0%/yr

Latest (2025): $3,646 · +44.1% YoY. Source: county tax records.