4518 Swan Trce · Union City, GA 30349

$225,000

4 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 16 Days on market

Built 2002 6,011 sqft lot Est $249k · 10% under

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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 +19.5/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the freedom of homeownership with NO HOA at 4518 Swan Trace in Atlanta! This charming home offers a spacious floor plan, comfortable living spaces, and endless potential for buyers looking to add their personal touch. Whether you're a first-time homebuyer, investor, or someone simply looking for a property without community restrictions, this home is a rare find. Enjoy the flexibility to park your vehicles, personalize your property, and live without monthly HOA fees or HOA regulations. Conveniently located near shopping, dining, schools, parks, and major highways, you'll have easy access to everything Atlanta has to offer. Property is being sold AS-IS. Opportunities like this don't come along often-schedule your showing today and experience the benefits of NO HOA living!

Key facts

• Spacious floor plan
• No hoa
• 6,011 sq ft lot

Tags

• NO HOA
• SPACIOUS FLOOR PLAN
• COMFORTABLE LIVING SPACES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

Property features AI

Exterior

• Parking: Garage (1 space); Total parking for 1 vehicle
• Utilities: Public water; Public sewer; 220-volt electric service; Other utilities
• Home design: Two levels; Resale property; Composition roof
• Construction: Vinyl siding; Slab foundation; Other additional structures
• Exterior features: Other exterior features

Interior

• Kitchen: White cabinets; Other appliances
• Bedrooms: Three upper-level bedrooms; Bedrooms with no special features listed
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the living room; Double-pane windows; Other interior features
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $215k (4.3% below list).
• Recommended offer: $215k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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); 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 24% at this address vs 51% district-wide (-27 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 flat; 656 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 + 0.9% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $215,229 (4.3% below list)

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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $248,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4510 Swan Trce	0.05mi	3/2.5 (-1)	1,744 (+4%)	4mo	$200,000	$115	83
4410 Roche St	0.08mi	3/3.5 (-1)	1,680 (0%)	6mo	$235,000	$140	82
4108 Robin Cir	0.13mi	3/2.5 (-1)	1,786 (+6%)	3mo	$240,000	$134	76
10314 Deep Creek Cv	0.33mi	3/2.5 (-1)	1,721 (+2%)	7mo	$210,000	$122	70
4040 Robin Cir	0.15mi	3/2.5 (-1)	1,644 (-2%)	21mo	$244,000	$148	67
5945 Raventree Ct	0.60mi	4/2.0	1,724 (+3%)	2mo	$265,000	$154	64
4121 Ravenwood Ct	0.37mi	3/3.0 (-1)	1,556 (-7%)	4mo	$232,000	$149	60
4654 Ravenwood Loop	0.66mi	3/2.5 (-1)	1,711 (+2%)	3mo	$230,000	$134	58
4205 Reeshemah St	0.12mi	4/3.0	1,881 (+12%)	18mo	$290,000	$154	57
3426 Newgold Trce	0.63mi	3/2.5 (-1)	1,832 (+9%)	5mo	$265,000	$145	47
9441 Lakeview Rd	0.45mi	3/2.5 (-1)	1,550 (-8%)	20mo	$250,700	$162	45
4432 Ravenwood Dr	0.68mi	3/2.5 (-1)	1,479 (-12%)	17mo	$249,900	$169	29

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 · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.13×
• Total profit: $134,401
• Equity at exit: $202,698

10-year hold

• IRR: 23.1%
• Equity multiple: 6.95×
• Total profit: $374,834
• Equity at exit: $437,126

Cash invested: $63,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 656
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $255

Break-even live

Break-even rent $1,829

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $382	-5% $319	+0% $255	+5% $191	+10% $128
Rent	-10% $85	-5% $170	+0% $255	+5% $340	+10% $425
Rate	-1.0pp $368	-0.5pp $312	base $255	+0.5pp $197	+1.0pp $137

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	46d	1	0.06mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	46d	1	0.07mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	7d	1	0.08mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	26d	1	0.09mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	26d	1	0.10mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	46d	1	0.10mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	26d	1	0.12mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	46d	1	0.15mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	26d	1	0.40mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	15d	1	0.43mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,831	$1.75	1d	5	0.67mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	26d	1	0.71mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	46d	1	0.71mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	17d	1	0.71mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	46d	1	0.71mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	6d	1	0.72mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	46d	1	0.76mi
3206 Diamond Blf Union City, GA	5.0	2.0	1900	$2,275	$1.20	26d	1	0.80mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	46d	1	0.84mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	23d	1	0.84mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	46d	1	0.84mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	7d	1	0.85mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	46d	1	1.00mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	1d	1	1.06mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	46d	1	1.08mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	26d	1	1.22mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,011	$1.22	1d	1	1.26mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	46d	1	1.29mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	20d	1	1.32mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	46d	1	1.38mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	4d	1	1.38mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	1d	1	1.39mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	17d	1	1.39mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	6d	1	1.48mi

Listing history 13 events

1. 2026-06-22
   statusdays on market $225,000 Pending 16 DOM
2. 2026-06-22
   status $225,000 Active 15 DOM
3. 2026-06-18
   status $225,000 Pending 15 DOM
4. 2026-06-18
   days on market $225,000 Active 15 DOM
5. 2026-06-17
   days on market $225,000 Active 14 DOM
6. 2026-06-16
   days on market $225,000 Active 13 DOM
7. 2026-06-15
   days on market $225,000 Active 12 DOM
8. 2026-06-13
   days on market $225,000 Active 10 DOM
9. 2026-06-09
   days on market $225,000 Active 6 DOM
10. 2026-06-08
    days on market $225,000 Active 5 DOM
11. 2026-06-07
    days on market $225,000 Active 4 DOM
12. 2026-06-04
    remarks 687-char remark
13. 2026-06-04
    listed $225,000 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: $2,059 · $172/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$11/yr (+$1/mo · 0.5%)

ⓘ 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 ≥103°F today · 19 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: $25,827
• − Mortgage interest: −$12,603
• − Property taxes: −$2,059
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$6,545
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $3,214/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): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+11150.0% since first listed

10 events — show timeline

• 2026-06-03 Listed $225,000 GAMLS
• 2026-06-03 Listed $225,000 FMLS
• 2025-08-04 Rental Removed $1,650 RENTALBEAST
• 2025-08-01 Listed for Rent $1,650 RENTALBEAST
• 2025-07-31 Rental Removed $1,650 RentEngineListings
• 2025-07-26 Listed for Rent $1,650 RentEngineListings
• 2025-07-18 Rental Removed $1,800 PROPERTYWARE
• 2025-07-03 Price Changed $1,800 PROPERTYWARE
• 2025-06-25 Price Changed $1,900 PROPERTYWARE
• 2025-06-15 Listed for Rent $2,000 PROPERTYWARE

Property tax history

+4.8%/yr

Latest (2025): $2,059 · +123.2% YoY. Source: county tax records.