4018 Carisbrook Dr · South Fulton, GA 30291

$229,900

3 bd · 2.5 ba · 1,850 sqft · SingleFamily public records · 153 Days on market

Built 2003 8,986 sqft lot Est $272k · 15% under $29/mo HOA · 1% 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 +14.5/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

Key facts

• Ample counter space
• Charming fireplace
• Cozy family room

Tags

• CORNER LOT
• COZY FAMILY ROOM
• CHARMING FIREPLACE
• EAT-IN KITCHEN
• GAS RANGE
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $15 ($175/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 $208k (9.7% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Feldwood Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 688 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 51% district-wide (-14 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 21d 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 $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $271,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3852 Shenfield Dr	0.11mi	4/2.5 (+1)	1,860 (+0%)	2mo	$265,000	$142	87
6264 Shenfield Ln	0.05mi	4/2.5 (+1)	1,860 (+0%)	17mo	$249,000	$134	78
6344 Woodwell Dr	0.41mi	3/2.5	1,774 (-4%)	3mo	$260,000	$147	72
6281 Shenfield Ln	0.09mi	4/3.5 (+1)	1,860 (+0%)	21mo	$252,000	$135	68
6576 Woodwell Dr	0.45mi	3/2.5	1,784 (-4%)	6mo	$267,000	$150	68
3760 Shenfield Dr	0.39mi	3/2.5	1,851 (+0%)	18mo	$276,000	$149	67
3760 Shenfield Drive #196	0.39mi	3/2.5	1,851 (+0%)	18mo	$276,000	$149	67
110 Abenberg Ct	0.19mi	4/2.5 (+1)	1,784 (-4%)	20mo	$255,000	$143	63
4331 Mallory	0.60mi	3/3.0	1,800 (-3%)	4mo	$125,000	$69	62
3988 Shenfield Dr	0.11mi	3/2.5	1,602 (-13%)	13mo	$250,000	$156	62
510 Basildon Cv	0.47mi	3/2.5	1,986 (+7%)	15mo	$303,000	$153	53
5860 Feldwood Rd	0.67mi	3/2.0	1,700 (-8%)	13mo	$142,000	$84	42

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: 24.2%
• Equity multiple: 2.93×
• Total profit: $124,536
• Equity at exit: $207,112

10-year hold

• IRR: 21.3%
• Equity multiple: 6.64×
• Total profit: $362,857
• Equity at exit: $446,645

Cash invested: $64,372 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$295 /mo · $3,541/yr
• Insurance: −$96
• HOA: −$29
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $15

Break-even live

Break-even rent $2,058

Max offer price $229,900

Occupancy floor 94%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	0.03mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	0.03mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	0.03mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	0.05mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	0.06mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	44d	1	0.09mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	0.14mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.33mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.36mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	13d	1	0.40mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.57mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.65mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	0.65mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.66mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	24d	1	0.71mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	4d	18	0.72mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	0.90mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	24d	1	0.94mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	0.94mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	44d	1	0.94mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	1.00mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.01mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	1.04mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	21d	1	1.08mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	44d	1	1.08mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	24d	1	1.08mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	5d	1	1.08mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	1.09mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	21d	1	1.16mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	44d	1	1.17mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	44d	1	1.17mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	1.18mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	1.19mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	5d	1	1.25mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	24d	1	1.26mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	21d	1	1.28mi
3550 Devon Chase Rd Atlanta, GA	4.0	3.0	2274	$2,200	$0.97	24d	1	1.32mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	24d	1	1.34mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	13d	1	1.34mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	1.34mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gas

Listing history 31 events

1. 2026-03-27
   status Under Contract 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

2. 2026-03-27
   status Pending

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

3. 2026-02-22
   price $229,900 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

4. 2026-02-22
   price $229,900

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

5. 2026-01-02
   status Back On Market 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

6. 2026-01-02
   status Active

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

7. 2025-12-31
   historical 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

8. 2025-12-31
   historical

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

9. 2025-10-22
   listed $200,000 New 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

10. 2025-10-22
    listed $200,000 Active

    Show marketing remark (1604 chars)

    Welcome to this beautifully updated 3-bedroom, 2.5-bath home perfectly positioned on a desirable corner lot in Union City. Freshly painted throughout with brand-new flooring upstairs, this move-in ready residence blends modern updates with comfort and functionality. Designed with today's lifestyle in mind, the home features a warm and inviting layout ideal for both everyday living and entertaining. The cozy family room, highlighted by a charming fireplace, creates the perfect setting for relaxing evenings or hosting guests. Just steps away, the eat-in kitchen offers timeless white cabinetry, a gas range, generous counter space, and plenty of room for casual dining or special gatherings. A versatile main-level bedroom provides flexible living options-perfect for guests, a private home office, or multi-generational living. Upstairs, the spacious primary suite boasts vaulted ceilings, a walk-in closet, and a tranquil ensuite bath complete with a soaking tub and separate shower-your own private retreat. Two additional bedrooms share a full bath, with one offering convenient direct access for added privacy. Step outside to enjoy the fenced backyard, featuring a patio ideal for grilling and outdoor dining, along with a storage shed for extra convenience. An upstairs laundry room adds everyday ease and practicality. Ideally located just minutes from I-85 and Hartsfield-Jackson International Airport, this home offers quick access to shopping, dining, and all the amenities of metro Atlanta. Don't miss the opportunity to own this thoughtfully updated home in a prime location!

11. 2025-10-17
    historical
12. 2025-10-17
    historical
13. 2025-06-27
    listed $229,000 New
14. 2025-06-27
    listed $229,000 Active
15. 2021-02-18
    soldstatus $180,000
16. 2011-11-23
    historical
17. 2011-11-21
    soldstatus $58,000 Sold
18. 2011-07-19
    status Pending
19. 2011-07-13
    status Active
20. 2011-06-30
    status Pending
21. 2011-06-29
    price $58,000 Extended
22. 2011-06-28
    price $58,000
23. 2011-06-17
    status Active
24. 2011-06-17
    historical
25. 2011-06-03
    status Active
26. 2011-03-22
    status Pending
27. 2011-03-18
    status Active
28. 2011-03-08
    status Pending
29. 2011-02-27
    price $67,500 Reduced
30. 2011-02-26
    price $67,500
31. 2011-01-07
    listed $75,000 Active

ⓘ 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: $3,541 · $295/mo
• Projected year-2 tax: $3,541 · $295/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 ≥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: $24,912
• − Mortgage interest: −$12,878
• − Property taxes: −$3,541
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$348
• − Depreciation: −$6,688
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $1,058/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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• 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

+206.5% since first listed

31 events — show timeline

• 2026-03-27 Pending — GAMLS
• 2026-03-27 Pending — FMLS
• 2026-02-22 Price Changed $229,900 GAMLS
• 2026-02-22 Price Changed $229,900 FMLS
• 2026-01-02 Relisted — GAMLS
• 2026-01-02 Relisted — FMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-22 Listed $200,000 FMLS
• 2025-10-22 Listed $200,000 GAMLS
• 2025-10-17 Listing Removed — FMLS
• 2025-10-17 Listing Removed — GAMLS
• 2025-06-27 Listed $229,000 FMLS
• 2025-06-27 Listed $229,000 GAMLS
• 2021-02-18 Sold (Public Records) $180,000 Public Records
• 2011-11-23 Listing Removed — FMLS
• 2011-11-21 Sold (MLS) $58,000 FMLS
• 2011-07-19 Pending — FMLS
• 2011-07-13 Relisted — FMLS
• 2011-06-30 Pending — FMLS
• 2011-06-29 Price Changed $58,000 GAMLS
• 2011-06-28 Price Changed $58,000 FMLS
• 2011-06-17 Relisted — FMLS
• 2011-06-17 Listing Removed — FMLS
• 2011-06-03 Relisted — FMLS
• 2011-03-22 Pending — FMLS
• 2011-03-18 Relisted — FMLS
• 2011-03-08 Pending — FMLS
• 2011-02-27 Price Changed $67,500 GAMLS
• 2011-02-26 Price Changed $67,500 FMLS
• 2011-01-07 Listed $75,000 FMLS

Property tax history

+5.0%/yr

Latest (2025): $3,541 · -1.5% YoY. Source: county tax records.