5800 Union Walk Dr · Union City, GA 30291

$210,000

3 bd · 2.5 ba · 1,584 sqft · Townhouse public records · 20 Days on market

Built 2006 3,789 sqft lot Est $231k · 9% under ↓ 18% since listing

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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 +17.0/30.0
• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Get ready to fall in love with 5800 Union Walk in Union City! - an incredible end-unit opportunity that delivers the space, privacy, and comfort buyers are looking for! From the moment you arrive, this home stands out with its desirable end-unit location, offering added privacy and a more open feel. Inside, you'll find a spacious layout perfect for both everyday living and entertaining, while the oversized owner's suite creates a true retreat with plenty of room to relax and recharge. Ideally located near major interstates, shopping, dining, and Hartsfield-Jackson Atlanta International Airport, this home offers the perfect blend of convenience and lifestyle. Whether you're searching for you

Key facts

• Built 2006
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $202k (3.7% below list).
• Recommended offer: $202k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Campbell Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 568 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 90% FRL vs 41% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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); 40% 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).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,217 (3.7% 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: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $231,264
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Union Walk Dr	0.00mi	3/2.5	1,520 (-4%)	0mo	$199,000	$131	93
5634 Union Pointe Dr	0.04mi	3/2.5	1,516 (-4%)	11mo	$245,000	$162	82
5696 Union Pointe Dr	0.14mi	3/2.5	1,536 (-3%)	10mo	$242,000	$158	80
5604 Union Pointe Dr	0.05mi	3/2.5	1,644 (+4%)	22mo	$239,900	$146	73
5625 Union Pointe Dr	0.05mi	3/2.5	1,668 (+5%)	20mo	$207,000	$124	73
5704 Union Pointe Dr	0.15mi	3/2.5	1,536 (-3%)	23mo	$265,000	$173	69
5195 Lincoln Dr	0.73mi	3/2.5	1,458 (-8%)	5mo	$213,500	$146	49

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: 26.1%
• Equity multiple: 3.07×
• Total profit: $121,753
• Equity at exit: $189,185

10-year hold

• IRR: 22.7%
• Equity multiple: 6.93×
• Total profit: $348,391
• Equity at exit: $407,984

Cash invested: $58,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$268 /mo · $3,216/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $141

Break-even live

Break-even rent $1,844

Max offer price $210,000

Occupancy floor 88%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	43d	1	0.05mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	17d	1	0.06mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	43d	1	0.09mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	24d	1	0.15mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	43d	1	0.32mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	20d	1	0.42mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	43d	1	0.42mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	43d	1	0.42mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	43d	1	0.51mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	5d	1	0.54mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	24d	1	0.55mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	43d	1	0.58mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	43d	1	0.63mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	0.71mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	0.74mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	15d	1	0.75mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	2d	1	0.75mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	12d	1	0.77mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	43d	1	0.78mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	0.78mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	1d	6	0.79mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	12d	1	0.86mi
165 Fireside Way Fairburn, GA	4.0	3.0	2230	$2,396	$1.07	43d	1	0.87mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	3d	1	0.87mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	1d	1	0.88mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	15d	1	0.88mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	24d	1	0.88mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	43d	1	0.88mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	24d	1	0.88mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	43d	1	0.94mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	43d	1	0.98mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	20d	1	0.98mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	5d	1	0.98mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	24d	1	0.98mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	43d	1	0.99mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	44d	1	0.99mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	15d	1	0.99mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	24d	1	1.06mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	24d	1	1.15mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	24d	1	1.16mi

Listing history 11 events

1. 2026-04-14
   status Under Contract
2. 2026-03-26
   listed $210,000 New
3. 2026-03-24
   historical $210,000
4. 2024-05-01
   historical $1,650
5. 2024-04-30
   historical
6. 2024-04-30
   historical
7. 2024-04-11
   listed $1,650
8. 2024-03-24
   price $235,999
9. 2024-03-24
   price $235,999
10. 2023-11-08
    listed $255,000 Active
11. 2023-11-08
    listed $255,000 New

ⓘ 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: $3,216 · $268/mo
• Projected year-2 tax: $3,216 · $268/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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $24,266
• − Mortgage interest: −$11,763
• − Property taxes: −$3,216
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$6,109
• Taxable loss: −$1,755
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $2,110/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

-17.6% since first listed

11 events — show timeline

• 2026-04-14 Pending — GAMLS
• 2026-03-26 Listed $210,000 GAMLS
• 2026-03-24 Coming Soon $210,000 GAMLS
• 2024-05-01 Rental Removed $1,650 GAMLS
• 2024-04-30 Listing Removed — GAMLS
• 2024-04-30 Listing Removed — FMLS
• 2024-04-11 Listed for Rent $1,650 GAMLS
• 2024-03-24 Price Changed $235,999 FMLS
• 2024-03-24 Price Changed $235,999 GAMLS
• 2023-11-08 Listed $255,000 GAMLS
• 2023-11-08 Listed $255,000 FMLS

Property tax history

+5.3%/yr

Latest (2025): $3,216 · +40.4% YoY. Source: county tax records.