9886 Vista Cir · Union City, GA 30291

$179,900

3 bd · 3.0 ba · 1,905 sqft · Townhouse public records · 182 Days on market

Built 2002 1,568 sqft lot Est $242k · 26% under $79/mo HOA · 4% 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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• 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

This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

Key facts

• $79 HOA
• Garage
• Built 2002

Property features AI

Finance

• Other: Paved road access
• HOA & community: Monthly association fee of $63; Annual association fee of $200; Association maintains grounds; Community has a lake; Has association

Exterior

• Parking: Driveway; Garage; Open parking available; 1 garage space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Other electric service
• Home design: Two levels; Fee simple ownership; Resale property; Composition roof; Slab foundation
• Construction: Other construction materials
• Exterior features: Front porch; Private entrance; Exterior storage

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Cabinets (other); Other surface countertops; Electric range
• Bedrooms: One main-level bedroom; Two upper-level bedrooms; Oversized master; Roommate floor plan
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; High 10-ft lower-level ceilings; One fireplace in the family room; Private entrance; Storage
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

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); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 88% FRL vs 41% district-wide (47 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 rising (+2.2%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $180k implies a 227% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $241,935
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9553 Lakeview Cir	0.12mi	3/2.5	1,960 (+3%)	3mo	$233,000	$119	85
9562 Lakeview Cir	0.10mi	3/2.5	1,865 (-2%)	7mo	$237,000	$127	84
9562 Lakeview Cir #71	0.10mi	3/2.5	1,865 (-2%)	7mo	$237,000	$127	84

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: 29.6%
• Equity multiple: 3.33×
• Total profit: $117,167
• Equity at exit: $162,068

10-year hold

• IRR: 25.5%
• Equity multiple: 7.46×
• Total profit: $325,608
• Equity at exit: $349,506

Cash invested: $50,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$943
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$75
• HOA: −$79
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $326

Break-even live

Break-even rent $1,648

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	24d	1	0.11mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	12d	1	0.14mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	24d	1	0.16mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	43d	1	0.16mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	1d	1	0.16mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	15d	1	0.16mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	5d	1	0.23mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	24d	1	0.24mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	43d	1	0.25mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	24d	1	0.26mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	43d	1	0.29mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	43d	1	0.34mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	43d	1	0.34mi
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,335	$1.14	1d	10	0.43mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	24d	1	0.44mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	43d	1	0.49mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	43d	1	0.53mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	5d	1	0.54mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	43d	1	0.58mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	20d	1	0.58mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	1d	6	0.58mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	3d	1	0.68mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	43d	1	0.72mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	44d	1	0.72mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	15d	1	0.72mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	43d	1	0.90mi
1008 Eldon Ln Fairburn, GA	4.0	3.0	2402	$2,539	$1.06	11d	1	0.91mi
1013 Eldon Ln Fairburn, GA	4.0	2.5	2440	$2,379	$0.97	16d	1	0.95mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	43d	1	0.96mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	24d	1	1.01mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	43d	1	1.02mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	43d	1	1.04mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	24d	1	1.05mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	17d	1	1.05mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	15d	1	1.08mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	2d	1	1.08mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	43d	1	1.08mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	1.16mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	1d	1	1.18mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	3d	1	1.37mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 15 events

1. 2026-05-05
   status Under Contract 912-char remark

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

2. 2026-05-05
   status Pending

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

3. 2026-04-28
   historical Active Under Contract 912-char remark

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

4. 2026-04-28
   historical Active Under Contract

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

5. 2026-03-17
   status Price Change 912-char remark

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

6. 2026-03-17
   status Active

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

7. 2026-03-17
   price $179,900 912-char remark

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

8. 2026-03-17
   price $179,900

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

9. 2026-03-05
   historical Active Under Contract 912-char remark

   Show marketing remark (912 chars)

   This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

10. 2026-03-05
    historical Active Under Contract

    Show marketing remark (912 chars)

    This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

11. 2025-11-04
    listed $199,900 New 912-char remark

    Show marketing remark (912 chars)

    This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

12. 2025-11-04
    listed $199,900 Active

    Show marketing remark (912 chars)

    This spacious townhome, with soaring ceilings and abundant natural light, is ready for your tender loving care. The main level features a full bedroom and bath, a large living room, and an open kitchen with dining area plus direct access to the garage and backyard. Upstairs offers two large, additional bedrooms, along with two more full bathrooms, including a comfortable primary suite ideal for relaxing after a long day. Sold as-is, this is an estate sale which requires a probate judge's approval once the property goes under contract and prior to setting a final closing date. Buyer should expect a 2 to 6 months' time-line to close after the final buyers contingencies have been successfully completed. Seller cannot guarantee that utilities will be on or property will be free and clear of personal property at closing. Seller's preferred closing attorney is John Bennett at Origin Title and Escrow.

13. 2011-06-27
    soldstatus $55,000
14. 2005-12-01
    soldstatus $134,000
15. 2005-12-01
    soldstatus $134,000

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/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 ≥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: $24,734
• − Mortgage interest: −$10,077
• − Property taxes: −$2,459
• − Insurance: −$900
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − HOA: −$948
• − Depreciation: −$5,233
• Taxable income: $1,160
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $3,634/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

+34.3% since first listed

15 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-04-28 Contingent — GAMLS
• 2026-04-28 Contingent — FMLS
• 2026-03-17 Relisted — GAMLS
• 2026-03-17 Relisted — FMLS
• 2026-03-17 Price Changed $179,900 GAMLS
• 2026-03-17 Price Changed $179,900 FMLS
• 2026-03-05 Contingent — GAMLS
• 2026-03-05 Contingent — FMLS
• 2025-11-04 Listed $199,900 FMLS
• 2025-11-04 Listed $199,900 GAMLS
• 2011-06-27 Sold (Public Records) $55,000 Public Records
• 2005-12-01 Sold (Public Records) $134,000 Public Records
• 2005-12-01 Sold (Public Records) $134,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,459 · +103.8% YoY. Source: county tax records.