945 Belfry Ter · Union City, GA 30213

$280,000

4 bd · 2.5 ba · 1,400 sqft · Townhouse public records · 45 Days on market

Built 2020 871 sqft lot $200/sqft · 8% above area Est $260k · 8% over $206/mo HOA · 8% of rent

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Why this score? — see what drove the D- 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 +12.4/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• ARV discount +4.1/15.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this move-in ready, three-level end-unit townhome with a brick front, 4 bedrooms and 3.5 baths. Open main floor features a cozy fireplace and seamless flow from kitchen to dining and living areas. Entertain at the oversized island, enjoy meals on the private balcony, or relax in the spacious owner's suite with tray ceiling, walk-in closet and double vanity. Luxury vinyl plank flooring on the main level and stairways offers style and durability. Community amenities include a pool, tennis and basketball courts, plus golf.

Key facts

• Move-in ready
• Brick front
• Private balcony

Tags

• MOVE-IN READY
• BRICK FRONT
• COZY FIREPLACE
• OVERSIZED ISLAND
• PRIVATE BALCONY
• SPACIOUS OWNER'S SUITE

Property features AI

Finance

• Other: Paved road access; Directions by GPS; Located in Fulton County, GA
• HOA & community: Has association; Monthly association fees ($38 and $168); Association covers grounds maintenance; Community clubhouse, swim team and tennis courts; Community with 8 units

Exterior

• Parking: One garage space; Two total parking spaces; Driveway and garage; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable, electricity and phone available; Underground utilities
• Home design: Three or more levels; Fee simple ownership; Energy Star Certified Homes
• Construction: Brick and HardiPlank exterior; Shingle roof; Slab foundation; Resale property
• Exterior features: Private backyard; Back yard fencing; Deck

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Refrigerator
• Bedrooms: Oversized master bedroom; Three bedrooms on upper level; One bedroom on lower level
• Flooring: Luxury vinyl flooring
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with double vanity; Two full baths on upper level; One full bath on lower level; Half bath on main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High 9-ft ceilings on lower, main and upper levels; Insulated windows; Family room fireplace; One common wall
• Laundry & utility: Main-level laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-44 ($-533/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (7.6% below list).
• Recommended offer: $259k (7.6% 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+, 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: Renaissance Es (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 601 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 21% at this address vs 51% district-wide (-30 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 (+2.5%/yr); 545 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 33% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 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 $258,798 (7.6% 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 45 days. Have you received any prior offers? Is the seller open to a 8% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (median comp): $260,438
• List price: $280,000
• Delta: 7.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4991 Lower Elm St	0.55mi	3/2.5 (-1)	1,424 (+2%)	0mo	$199,900	$140	66
5076 Lower Elm St	0.40mi	3/2.5 (-1)	1,400 (0%)	17mo	$200,000	$143	62
960 Belfry Ter	0.03mi	3/2.5 (-1)	1,539 (+10%)	20mo	$297,000	$193	61
4957 Lower Elm St	0.68mi	3/2.5 (-1)	1,520 (+9%)	7mo	$245,000	$161	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-49,284
• Equity at exit: $41,749

10-year hold

• IRR: -11.0%
• Equity multiple: 0.35×
• Total profit: $-50,965
• Equity at exit: $24,209

Cash invested: $78,400 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 545
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,588 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$117
• HOA: −$206
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-44

Break-even live

Break-even rent $2,644

Max offer price $272,158

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $35	+0% $-44	+5% $-124	+10% $-203
Rent	-10% $-249	-5% $-147	+0% $-44	+5% $58	+10% $160
Rate	-1.0pp $97	-0.5pp $27	base $-44	+0.5pp $-117	+1.0pp $-191

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,518	$1.23	0d	13	0.92mi
5505 Southwood Rd Fairburn, GA	3.0	3.0	1500	$2,501	$1.67	25d	1	1.01mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	44d	1	1.03mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	25d	1	1.04mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	44d	1	1.05mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	44d	1	1.05mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	25d	1	1.05mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	25d	1	1.06mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	6d	1	1.07mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,733	$1.61	0d	75	1.08mi
4660 Derrick Rd Atlanta, GA	1.0–3.0	1.0–2.0	1029	$2,724	$2.65	2d	32	1.10mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	44d	1	1.21mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	45d	1	1.21mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	16d	1	1.21mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	5d	1	1.31mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,831	$1.75	0d	5	1.36mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	25d	1	1.37mi
7105 Hall Rd Fairburn, GA	1.0–3.0	1.0–2.0	1046	$2,650	$2.53	0d	115	1.40mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	13d	1	1.40mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	44d	1	1.45mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-09
   status $280,000 Pending 45 DOM

   Show marketing remark (534 chars)

   Discover this move-in ready, three-level end-unit townhome with a brick front, 4 bedrooms and 3.5 baths. Open main floor features a cozy fireplace and seamless flow from kitchen to dining and living areas. Entertain at the oversized island, enjoy meals on the private balcony, or relax in the spacious owner's suite with tray ceiling, walk-in closet and double vanity. Luxury vinyl plank flooring on the main level and stairways offers style and durability. Community amenities include a pool, tennis and basketball courts, plus golf.

2. 2026-06-08
   days on market $280,000 Active 45 DOM
3. 2026-06-07
   days on market $280,000 Active 44 DOM
4. 2026-06-04
   days on market $280,000 Active 41 DOM
5. 2026-06-03
   days on market $280,000 Active 40 DOM
6. 2026-06-01
   days on market $280,000 Active 38 DOM
7. 2026-05-31
   days on market $280,000 Active 37 DOM
8. 2026-04-23
   listed $280,000 New 534-char remark

   Show marketing remark (534 chars)

   Discover this move-in ready, three-level end-unit townhome with a brick front, 4 bedrooms and 3.5 baths. Open main floor features a cozy fireplace and seamless flow from kitchen to dining and living areas. Entertain at the oversized island, enjoy meals on the private balcony, or relax in the spacious owner's suite with tray ceiling, walk-in closet and double vanity. Luxury vinyl plank flooring on the main level and stairways offers style and durability. Community amenities include a pool, tennis and basketball courts, plus golf.

9. 2026-04-23
   listed $280,000 Active 534-char remark

   Show marketing remark (534 chars)

   Discover this move-in ready, three-level end-unit townhome with a brick front, 4 bedrooms and 3.5 baths. Open main floor features a cozy fireplace and seamless flow from kitchen to dining and living areas. Entertain at the oversized island, enjoy meals on the private balcony, or relax in the spacious owner's suite with tray ceiling, walk-in closet and double vanity. Luxury vinyl plank flooring on the main level and stairways offers style and durability. Community amenities include a pool, tennis and basketball courts, plus golf.

10. 2019-04-08
    soldstatus $776,000

ⓘ 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: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/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 5/10 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: $31,056
• − Mortgage interest: −$15,684
• − Property taxes: −$3,575
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − HOA: −$2,472
• − Depreciation: −$8,145
• Taxable loss: −$5,190
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $713/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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

-63.9% since first listed

6 events — show timeline

• 2026-06-09 Pending — FMLS
• 2026-06-09 Pending — GAMLS
• 2026-06-09 Contingent — FMLS
• 2026-04-23 Listed $280,000 GAMLS
• 2026-04-23 Listed $280,000 FMLS
• 2019-04-08 Sold (Public Records) $776,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $3,575 · +58.2% YoY. Source: county tax records.