4701 UNIT 31F Flat Shoals Rd · Union City, GA 30291

$84,900

3 bd · 2.5 ba · 1,300 sqft · Townhouse public records · 8 Days on market

Built 1972 1,263 sqft lot Est $133k · 36% under $290/mo HOA · 16% of rent

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

Listing remarks MLS

Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

Key facts

• $290 HOA
• Built 1972
• Listed 8 days

Property features AI

Finance

• HOA & community: Has association; Association fee $3,480 (fee does not include utilities)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential townhouse; House structure
• Construction: Built in 1972; Brick construction; Slab foundation; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Two levels
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 13.6% 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); 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); 174 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,853/mo this rent would consume 46% 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 $9k of equity ($587 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $84,900

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. 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 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: 2.18% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.23%
• DSCR: 2.17
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $132,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4701 Flat Shoals Rd Unit 62H	0.00mi	3/2.5	1,340 (+3%)	1mo	$87,080	$65	94
4701 Flat Shoals Rd Unit 50H	0.00mi	3/2.5	1,340 (+3%)	2mo	$52,900	$39	94
4701 Flat Shoals Rd Unit 54B	0.00mi	3/2.5	1,340 (+3%)	3mo	$60,000	$45	92
4701 Flat Shoals Rd Unit 48H	0.00mi	3/2.5	1,300 (0%)	22mo	$132,000	$102	82
4701 Flat Shoals Rd Unit 56E	0.00mi	3/2.5	1,340 (+3%)	23mo	$79,900	$60	75
6406 Abercorn St	0.26mi	2/2.5 (-1)	1,280 (-2%)	15mo	$130,000	$102	68
8330 Oakley Cir	0.39mi	3/2.5	1,436 (+10%)	1mo	$170,000	$118	63
8195 Oakley Cir	0.46mi	3/2.5	1,272 (-2%)	20mo	$223,199	$175	58
5070 Oakley Commons Blvd	0.66mi	3/2.5	1,350 (+4%)	8mo	$195,000	$144	56
7150 Oakley Ct #80	0.56mi	3/2.5	1,350 (+4%)	22mo	$225,000	$167	49
8275 Oakley Cir	0.42mi	2/2.5 (-1)	1,128 (-13%)	10mo	$165,000	$146	45

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: 43.6%
• Equity multiple: 4.29×
• Total profit: $78,104
• Equity at exit: $76,485

10-year hold

• IRR: 37.3%
• Equity multiple: 9.48×
• Total profit: $201,563
• Equity at exit: $164,942

Cash invested: $23,772 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$445
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$35
• HOA: −$290
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $520

Break-even live

Break-even rent $1,195

Max offer price $84,900

Occupancy floor 67%

Sensitivity live

Price	-10% $568	-5% $544	+0% $520	+5% $496	+10% $472
Rent	-10% $373	-5% $446	+0% $520	+5% $593	+10% $666
Rate	-1.0pp $562	-0.5pp $541	base $520	+0.5pp $498	+1.0pp $475

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 38 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
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	45d	1	0.40mi
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
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	6d	1	0.54mi
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	26d	1	0.65mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	45d	1	0.71mi
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	$1,506	$1.45	0d	17	0.76mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	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
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	0.81mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,925	$1.42	0d	5	0.81mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	0.82mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	0.93mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	0.99mi
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	17d	1	1.01mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	1.04mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	12d	1	1.09mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	12d	1	1.10mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.13mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	6d	1	1.13mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	1.20mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.20mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.29mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	7d	1	1.30mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.34mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	26d	1	1.34mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	7d	1	1.34mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	23d	1	1.34mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	0d	1	1.36mi
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

• Monthly dues: $290 · $3,480/yr
• Likely covers: gymsecurity

Listing history 36 events

1. 2026-06-13
   statusdays on market $84,900 Under Contract 8 DOM
2. 2026-06-09
   days on market $84,900 Active 6 DOM
3. 2026-06-08
   statusdays on market $84,900 Active 5 DOM
4. 2026-06-07
   pricestatusdays on market $84,900 Price Change 4 DOM
5. 2026-06-04
   statuslisting id $89,900 New 1 DOM
6. 2026-05-16
   historical
7. 2026-05-15
   listed $89,900 New
8. 2021-08-24
   soldstatus $130,000
9. 2021-08-09
   soldstatus $130,000 Closed 569-char remark

   Show marketing remark (569 chars)

   Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

10. 2021-08-09
    soldstatus $130,000 Sold

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

11. 2021-08-06
    status Under Contract

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

12. 2021-08-06
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

13. 2021-07-20
    status Active 569-char remark

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

14. 2021-07-14
    status Back on Market

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

15. 2021-07-14
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

16. 2021-07-12
    status Under Contract

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

17. 2021-07-12
    historical Active Under Contract 569-char remark

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

18. 2021-06-29
    price $138,500
19. 2021-06-28
    price $138,500 569-char remark

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

20. 2021-06-22
    listed $144,900 Active 569-char remark

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

21. 2021-06-22
    listed $144,900 New

    Show marketing remark (569 chars)

    Check out this Renovated 3 Bedroom, 2.5 Bath, 3 Story Townhome! Full finished Basement can be used as home office, Gym, separate living quarter, or for entertainment purposes, with fenced in patio offering its own entry/ exit. Nice floor plan for room mates. Great for owner occupants or investors. Located in gated community with a clubhouse near I85S and major shopping centers, Union City business district, production studios, and restaurants. Walking distance to schools and Marta. Community is not FHA approved. Conventional Loans and Cash only. Bring All offers

22. 2019-10-11
    soldstatus $34,500
23. 2013-06-14
    soldstatus $28,000
24. 2013-06-06
    price $28,000
25. 2013-06-06
    historical
26. 2013-05-30
    price $30,000
27. 2013-05-30
    soldstatus $28,000 Sold
28. 2013-05-20
    status Pending
29. 2013-05-13
    historical Contingent - Due Diligence
30. 2013-04-22
    status Active
31. 2013-04-12
    status Pending
32. 2013-03-25
    status Active
33. 2013-03-20
    status Pending
34. 2013-01-25
    listed $30,000 Active
35. 2007-05-11
    soldstatus $90,000
36. 2000-10-26
    soldstatus $72,000

ⓘ 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: $2,086 · $174/mo
• Projected year-2 tax: $2,086 · $174/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 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: $22,239
• − Mortgage interest: −$4,756
• − Property taxes: −$2,086
• − Insurance: −$424
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$3,480
• − Depreciation: −$2,470
• Taxable income: $5,465
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,924/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

+17.9% since first listed

34 events — show timeline

• 2026-06-11 Pending — GAMLS
• 2026-06-05 Price Changed $84,900 GAMLS
• 2026-05-16 Listing Removed — GAMLS
• 2026-05-15 Listed $89,900 GAMLS
• 2026-05-15 Listed $89,900 GAMLS
• 2021-08-24 Sold (Public Records) $130,000 Public Records
• 2021-08-09 Sold (MLS) $130,000 GAMLS
• 2021-08-09 Sold (MLS) $130,000 FMLS
• 2021-08-06 Pending — GAMLS
• 2021-08-06 Pending — FMLS
• 2021-07-20 Relisted — FMLS
• 2021-07-14 Relisted — GAMLS
• 2021-07-14 Pending — FMLS
• 2021-07-12 Pending — GAMLS
• 2021-07-12 Contingent — FMLS
• 2021-06-29 Price Changed $138,500 GAMLS
• 2021-06-28 Price Changed $138,500 FMLS
• 2021-06-22 Listed $144,900 GAMLS
• 2021-06-22 Listed $144,900 FMLS
• 2019-10-11 Sold (Public Records) $34,500 Public Records
• 2013-06-14 Sold (Public Records) $28,000 Public Records
• 2013-06-06 Price Changed $28,000 FMLS
• 2013-06-06 Listing Removed — FMLS
• 2013-05-30 Price Changed $30,000 FMLS
• 2013-05-30 Sold (MLS) $28,000 FMLS
• 2013-05-20 Pending — FMLS
• 2013-05-13 Contingent — FMLS
• 2013-04-22 Relisted — FMLS
• 2013-04-12 Pending — FMLS
• 2013-03-25 Relisted — FMLS
• 2013-03-20 Pending — FMLS
• 2013-01-25 Listed $30,000 FMLS
• 2007-05-11 Sold (Public Records) $90,000 Public Records
• 2000-10-26 Sold (Public Records) $72,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,086 · +44.1% YoY. Source: county tax records.