4934 Rapahoe Trl · Union City, GA 30349

$262,500

4 bd · 2.5 ba · 2,450 sqft · SingleFamily · 72 Days on market

Built 2007 5,924 sqft lot Est $350k · 25% under $42/mo HOA · 2% of rent

---

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 +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

Key facts

• Fenced in backyard
• Screened in patio
• 5,924 sq ft lot

Tags

• SCREENED IN PATIO
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $71 ($852/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 $244k (7.1% below list).
• Recommended offer: $244k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Union City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 72% FRL vs 41% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 51% district-wide (-31 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 flat; 656 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $28k of equity ($2k loan paydown + $26k 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 + 0.9% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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: 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 $243,934 (7.1% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% 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: 0.93% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $350,350
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4947 Rapahoe Trl	0.06mi	5/3.0 (+1)	2,306 (-6%)	3mo	$320,000	$139	77
5239 Cantbury Way	0.05mi	4/2.5	2,518 (+3%)	19mo	$373,000	$148	77
4971 Larkspur Ln	0.70mi	3/3.5 (-1)	2,453 (+0%)	10mo	$350,000	$143	49
600 Beddick Ln	0.56mi	3/2.5 (-1)	2,396 (-2%)	19mo	$296,000	$124	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 · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.94×
• Total profit: $142,618
• Equity at exit: $236,481

10-year hold

• IRR: 21.1%
• Equity multiple: 6.54×
• Total profit: $407,365
• Equity at exit: $509,980

Cash invested: $73,500 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 656
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$1,377
• Tax est. 1.5%: −$328 /mo · $3,938/yr
• Insurance: −$109
• HOA: −$42
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $71

Break-even live

Break-even rent $2,349

Max offer price $262,500

Occupancy floor 92%

Sensitivity live

Price	-10% $252	-5% $162	+0% $71	+5% $-20	+10% $-110
Rent	-10% $-122	-5% $-25	+0% $71	+5% $167	+10% $264
Rate	-1.0pp $203	-0.5pp $138	base $71	+0.5pp $3	+1.0pp $-66

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: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	23d	1	0.02mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,525	$1.23	0d	1	0.12mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	44d	1	0.19mi
4813 Brookwood Pl Atlanta, GA	3.0	2.5	1624	$2,075	$1.28	44d	1	0.19mi
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	44d	1	0.55mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	5d	1	0.71mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	13d	1	0.83mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	18d	1	0.83mi
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	44d	1	0.91mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	25d	1	1.09mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	3d	1	1.14mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	25d	1	1.22mi
538 Jadetree Ln Atlanta, GA	5.0	3.0	2576	$2,900	$1.13	3d	1	1.50mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 25 events

1. 2026-03-26
   status Under Contract
2. 2026-02-17
   price $262,500
3. 2026-01-10
   listed $276,000 New
4. 2020-11-17
   soldstatus $250,000 Closed 394-char remark

   Show marketing remark (394 chars)

   SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

5. 2020-11-17
   soldstatus $250,000 Sold 394-char remark

   Show marketing remark (394 chars)

   SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

6. 2020-10-16
   status Pending 394-char remark

   Show marketing remark (394 chars)

   SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

7. 2020-10-12
   historical Active Under Contract 394-char remark

   Show marketing remark (394 chars)

   SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

8. 2020-10-12
   status Pending 394-char remark

   Show marketing remark (394 chars)

   SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

9. 2020-10-07
   status Under Contract 394-char remark

   Show marketing remark (394 chars)

   SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

10. 2020-10-06
    historical Active Under Contract 394-char remark

    Show marketing remark (394 chars)

    SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

11. 2020-10-06
    historical Contingent (with Kickout) 394-char remark

    Show marketing remark (394 chars)

    SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

12. 2020-10-01
    listed $244,900 Active 394-char remark

    Show marketing remark (394 chars)

    SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

13. 2020-10-01
    listed $244,900 New 394-char remark

    Show marketing remark (394 chars)

    SUBMIT OFFERS BY 12PM / OCT 5th. Seller will review the evening of 10/5/2020!!! This lovely 4 bed / 2.5 bath is awaiting a new family just like you. It is nestled in a quiet neighborhood in South Fulton with sidewalks. The screened in patio is great to enjoy the outdoors and the fenced in backyard allows children and pets to play. Don't walk but run and see this one before it's too late.

14. 2016-09-16
    soldstatus $168,900 Sold
15. 2016-09-16
    soldstatus $168,900 Sold
16. 2016-08-11
    status Under Contract
17. 2016-08-11
    historical Contingent - Due Diligence
18. 2016-07-15
    price $168,900
19. 2016-07-15
    price $168,900
20. 2016-07-11
    listed $165,000 New
21. 2016-07-11
    listed $165,000 Active
22. 2016-05-27
    status Under Contract
23. 2016-05-26
    historical
24. 2016-05-06
    price $168,000
25. 2016-04-27
    listed $165,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,272
• − Mortgage interest: −$14,704
• − Property taxes: −$3,938
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$504
• − Depreciation: −$7,636
• Taxable loss: −$3,506
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $1,693/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: 61,126
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+59.1% since first listed

25 events — show timeline

• 2026-03-26 Pending — GAMLS
• 2026-02-17 Price Changed $262,500 GAMLS
• 2026-01-10 Listed $276,000 GAMLS
• 2020-11-17 Sold (MLS) $250,000 GAMLS
• 2020-11-17 Sold (MLS) $250,000 FMLS
• 2020-10-16 Pending — FMLS
• 2020-10-12 Contingent — FMLS
• 2020-10-12 Pending — FMLS
• 2020-10-07 Pending — GAMLS
• 2020-10-06 Contingent — FMLS
• 2020-10-06 Contingent — GAMLS
• 2020-10-01 Listed $244,900 GAMLS
• 2020-10-01 Listed $244,900 FMLS
• 2016-09-16 Sold (MLS) $168,900 GAMLS
• 2016-09-16 Sold (MLS) $168,900 FMLS
• 2016-08-11 Pending — GAMLS
• 2016-08-11 Contingent — FMLS
• 2016-07-15 Price Changed $168,900 GAMLS
• 2016-07-15 Price Changed $168,900 FMLS
• 2016-07-11 Listed $165,000 GAMLS
• 2016-07-11 Listed $165,000 FMLS
• 2016-05-27 Pending — GAMLS
• 2016-05-26 Listing Removed — GAMLS
• 2016-05-06 Price Changed $168,000 GAMLS
• 2016-04-27 Listed $165,000 GAMLS