8100 Oakley Cir · Union City, GA 30291

$190,000

2 bd · 2.0 ba · 1,258 sqft · Townhouse public records · 63 Days on market

Built 2004 4,443 sqft lot $151/sqft · 11% below area Est $213k · 11% under $58/mo HOA · 3% 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 +12.4/15.0
• Cash flow +11.9/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 2.5-bath townhouse in Union City! Each spacious bedroom features its own private full bath, offering comfort and convenience. The main level includes a half bath, perfect for guests. Enjoy the ease of an upstairs laundry area and a dedicated parking pad located just behind the home. Ideally situated near I-85, Hartsfield-Jackson Atlanta International Airport, as well as a variety of restaurants and shopping options, this home offers both accessibility and lifestyle convenience. Perfect for homeowners or investors alike!

Key facts

• $58 HOA
• Built 2004
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-50 ($-600/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (11.7% below list).
• Recommended offer: $168k (11.7% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 42% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

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 $167,746 (11.7% 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 63 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $213,129
• List price: $190,000
• Delta: -10.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8195 Oakley Cir	0.06mi	3/2.5 (+1)	1,272 (+1%)	20mo	$223,199	$175	72
6406 Abercorn St	0.26mi	2/2.5	1,280 (+2%)	15mo	$130,000	$102	70
8275 Oakley Cir	0.10mi	2/2.5	1,128 (-10%)	10mo	$165,000	$146	68
5070 Oakley Commons Blvd	0.15mi	3/2.5 (+1)	1,350 (+7%)	8mo	$195,000	$144	67
8330 Oakley Cir	0.13mi	3/2.5 (+1)	1,436 (+14%)	1mo	$170,000	$118	63
7150 Oakley Ct #80	0.06mi	3/2.5 (+1)	1,350 (+7%)	22mo	$225,000	$167	60
4701 Flat Shoals Rd Unit 62H	0.51mi	3/2.5 (+1)	1,340 (+6%)	1mo	$87,080	$65	58
4701 Flat Shoals Rd Unit 50H	0.51mi	3/2.5 (+1)	1,340 (+6%)	2mo	$52,900	$39	57
4701 Flat Shoals Rd Unit 54B	0.51mi	3/2.5 (+1)	1,340 (+6%)	3mo	$60,000	$45	56
4701 Flat Shoals Rd Unit 56C	0.51mi	2/1.5	1,100 (-13%)	0mo	$55,500	$50	53
4701 Flat Shoals Rd Unit 38F	0.51mi	2/1.5	1,100 (-13%)	5mo	$49,000	$45	49
4701 Flat Shoals Rd Unit 48H	0.51mi	3/2.5 (+1)	1,300 (+3%)	22mo	$132,000	$102	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: 23.2%
• Equity multiple: 2.86×
• Total profit: $99,016
• Equity at exit: $171,167

10-year hold

• IRR: 20.5%
• Equity multiple: 6.48×
• Total profit: $291,588
• Equity at exit: $369,128

Cash invested: $53,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$996
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$79
• HOA: −$58
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-50

Break-even live

Break-even rent $1,741

Max offer price $181,161

Occupancy floor 98%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	43d	1	0.08mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	24d	1	0.12mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	0.19mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	43d	1	0.20mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,324	$1.28	4d	18	0.26mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.29mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	43d	1	0.31mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	43d	1	0.34mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	0.41mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	18d	1	0.44mi
4333 Shaffer Ct Union City, GA	1.0	1.0	1540	$800	$0.52	43d	1	0.49mi
4333 Shaffer Ct Union City, GA	1.0	1.0	1540	$695	$0.45	5d	1	0.49mi
4325 Shaffer Ct Union City, GA	1.0	1.0	1508	$700	$0.46	43d	1	0.49mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	12d	1	0.50mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.56mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.66mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	0.71mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	0.77mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	0.83mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	0.85mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	43d	1	0.87mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	0.88mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	43d	1	0.90mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,450	$1.47	5d	21	1.31mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	1.34mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	20d	1	1.39mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	4d	1	1.39mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	1.45mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	43d	1	1.45mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	1.49mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	43d	1	1.50mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 14 events

1. 2026-06-18
   days on market $190,000 Active 63 DOM
2. 2026-06-17
   days on market $190,000 Active 62 DOM
3. 2026-06-16
   days on market $190,000 Active 61 DOM
4. 2026-06-15
   days on market $190,000 Active 60 DOM
5. 2026-06-13
   days on market $190,000 Active 58 DOM
6. 2026-06-09
   days on market $190,000 Active 54 DOM
7. 2026-06-08
   days on market $190,000 Active 53 DOM
8. 2026-06-07
   days on market $190,000 Active 52 DOM
9. 2026-06-04
   days on market $190,000 Active 49 DOM
10. 2026-06-03
    days on market $190,000 Active 48 DOM
11. 2026-06-01
    days on market $190,000 Active 46 DOM
12. 2026-05-31
    days on market $190,000 Active 45 DOM
13. 2026-04-16
    listed $205,000 New 561-char remark

    Show marketing remark (561 chars)

    Welcome to this charming 2-bedroom, 2.5-bath townhouse in Union City! Each spacious bedroom features its own private full bath, offering comfort and convenience. The main level includes a half bath, perfect for guests. Enjoy the ease of an upstairs laundry area and a dedicated parking pad located just behind the home. Ideally situated near I-85, Hartsfield-Jackson Atlanta International Airport, as well as a variety of restaurants and shopping options, this home offers both accessibility and lifestyle convenience. Perfect for homeowners or investors alike!

14. 2026-04-08
    historical $205,000 561-char remark

    Show marketing remark (561 chars)

    Welcome to this charming 2-bedroom, 2.5-bath townhouse in Union City! Each spacious bedroom features its own private full bath, offering comfort and convenience. The main level includes a half bath, perfect for guests. Enjoy the ease of an upstairs laundry area and a dedicated parking pad located just behind the home. Ideally situated near I-85, Hartsfield-Jackson Atlanta International Airport, as well as a variety of restaurants and shopping options, this home offers both accessibility and lifestyle convenience. Perfect for homeowners or investors alike!

ⓘ 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: $2,900 · $242/mo
• Projected year-2 tax: $2,900 · $242/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $20,130
• − Mortgage interest: −$10,643
• − Property taxes: −$2,900
• − Insurance: −$950
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$696
• − Depreciation: −$5,527
• Taxable loss: −$3,808
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $313/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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $205,000 GAMLS
• 2026-04-08 Coming Soon $205,000 GAMLS

Property tax history

+4.9%/yr

Latest (2025): $2,900 · +47.4% YoY. Source: county tax records.