5153 Westbrook · Union City, GA 30291

$185,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 46 Days on market

Built 1947 10,410 sqft lot $231/sqft · 23% above area Est $213k · 13% under

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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 +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Beautifully updated 2 bed, 2 bath home in the heart of Union City! This move-in ready gem features all-new electrical, fresh paint throughout, stylish new flooring, and modern tile in both bathrooms. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas-perfect for everyday living and entertaining. The spacious bonus room offers great flexibility, ideal for a home office, playroom, or an additional living space to suit your needs. Located in a quiet, community-oriented neighborhood, this home offers both comfort and convenience. Just minutes from I-285 and Jonesboro Road, you'll enjoy quick access to local shopping, dining, and all that downtown Atlanta has to offer. Don't miss the opportunity to make this updated, versatile home your own!

Key facts

• Spacious bonus room
• Open-concept layout
• 0.24 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS BONUS ROOM
• QUICK ACCESS TO LOCAL SHOPPING
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (26.9% below list).
• Recommended offer: $135k (26.9% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 34% 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 + $18k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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.
• Current owner paid $80k; list at $185k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $135,320 (26.9% 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 46 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.73% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

• ARV (median comp): $212,945
• List price: $185,000
• Delta: -13.12%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6697 Gresham St	0.36mi	3/1.0 (+1)	864 (+8%)	8mo	$150,000	$174	58

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $92,108
• Equity at exit: $166,663

10-year hold

• IRR: 19.7%
• Equity multiple: 6.31×
• Total profit: $274,972
• Equity at exit: $359,414

Cash invested: $51,800 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$970
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-118

Break-even live

Break-even rent $1,503

Max offer price $164,110

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	43d	1	0.23mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	44d	1	0.33mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	5d	1	0.35mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	20d	1	0.53mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	4d	1	0.53mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	16d	19	0.76mi
6305 Shannon Pkwy Apt 101 Union City, GA	2.0	1.0	676	$1,650	$2.44	43d	1	0.98mi
6305 Shannon Pkwy Union City, GA	2.0	1.0	676	$2,150	$3.18	24d	1	0.99mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	43d	1	1.02mi
116 Spring Ct Unit 1 Fairburn, GA	2.0	1.0	944	$1,095	$1.16	43d	1	1.06mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	21d	1	1.10mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	1d	1	1.10mi
50 Clay St Fairburn, GA	2.0	1.5	1138	$1,473	$1.29	1d	11	1.12mi
119 Elder St Unit D Fairburn, GA	1.0	1.0	1000	$1,250	$1.25	21d	1	1.13mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	43d	1	1.40mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	24d	1	1.45mi

Listing history 31 events

1. 2026-06-02
   status $185,000 Pending 46 DOM
2. 2026-06-01
   days on market $185,000 Active Under Contract 46 DOM
3. 2026-05-31
   days on market $185,000 Active Under Contract 45 DOM
4. 2026-05-12
   historical Active Under Contract 796-char remark

   Show marketing remark (814 chars)

   Beautifully updated 2 bed, 2 bath home in the heart of Union City! This move-in ready gem features all-new electrical, fresh paint throughout, stylish new flooring, and modern tile in both bathrooms. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for everyday living and entertaining. The spacious bonus room offers great flexibility, ideal for a home office, playroom, or an additional living space to suit your needs. Located in a quiet, community-oriented neighborhood, this home offers both comfort and convenience. Just minutes from I-285 and Jonesboro Road, you’ll enjoy quick access to local shopping, dining, and all that downtown Atlanta has to offer. Don’t miss the opportunity to make this updated, versatile home your own!

5. 2026-05-12
   historical Active Under Contract 814-char remark

   Show marketing remark (814 chars)

   Beautifully updated 2 bed, 2 bath home in the heart of Union City! This move-in ready gem features all-new electrical, fresh paint throughout, stylish new flooring, and modern tile in both bathrooms. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for everyday living and entertaining. The spacious bonus room offers great flexibility, ideal for a home office, playroom, or an additional living space to suit your needs. Located in a quiet, community-oriented neighborhood, this home offers both comfort and convenience. Just minutes from I-285 and Jonesboro Road, you’ll enjoy quick access to local shopping, dining, and all that downtown Atlanta has to offer. Don’t miss the opportunity to make this updated, versatile home your own!

6. 2026-04-16
   listed $185,000 New 796-char remark

   Show marketing remark (814 chars)

   Beautifully updated 2 bed, 2 bath home in the heart of Union City! This move-in ready gem features all-new electrical, fresh paint throughout, stylish new flooring, and modern tile in both bathrooms. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for everyday living and entertaining. The spacious bonus room offers great flexibility, ideal for a home office, playroom, or an additional living space to suit your needs. Located in a quiet, community-oriented neighborhood, this home offers both comfort and convenience. Just minutes from I-285 and Jonesboro Road, you’ll enjoy quick access to local shopping, dining, and all that downtown Atlanta has to offer. Don’t miss the opportunity to make this updated, versatile home your own!

7. 2026-04-16
   listed $185,000 Active 814-char remark

   Show marketing remark (814 chars)

   Beautifully updated 2 bed, 2 bath home in the heart of Union City! This move-in ready gem features all-new electrical, fresh paint throughout, stylish new flooring, and modern tile in both bathrooms. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for everyday living and entertaining. The spacious bonus room offers great flexibility, ideal for a home office, playroom, or an additional living space to suit your needs. Located in a quiet, community-oriented neighborhood, this home offers both comfort and convenience. Just minutes from I-285 and Jonesboro Road, you’ll enjoy quick access to local shopping, dining, and all that downtown Atlanta has to offer. Don’t miss the opportunity to make this updated, versatile home your own!

8. 2025-07-22
   historical
9. 2025-07-22
   historical
10. 2025-06-23
    price $199,000
11. 2025-06-23
    price $199,000
12. 2025-06-12
    listed $210,000 Active
13. 2025-06-12
    listed $210,000 New
14. 2025-06-04
    historical
15. 2025-06-03
    historical
16. 2025-05-15
    listed $214,995 Active
17. 2025-05-15
    listed $214,995 New
18. 2025-05-14
    historical
19. 2025-04-30
    historical
20. 2025-04-11
    price $224,995
21. 2025-04-11
    price $224,995
22. 2025-03-14
    listed $225,000 New
23. 2025-03-14
    listed $225,000 Active
24. 2024-06-27
    soldstatus $80,000 Sold
25. 2024-06-27
    soldstatus $80,000 Closed
26. 2024-06-14
    status Under Contract
27. 2024-06-13
    status Pending
28. 2024-06-10
    listed $99,500 Active
29. 2024-05-30
    listed $99,500 New
30. 1997-03-13
    soldstatus $58,800
31. 1996-09-09
    soldstatus $33,200

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$22/yr (+$2/mo · 1.3%)

ⓘ 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 ≥104°F today · 18 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: $16,238
• − Mortgage interest: −$10,363
• − Property taxes: −$1,680
• − Insurance: −$925
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,382
• Taxable loss: −$4,710
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $-289/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

+457.2% since first listed

28 events — show timeline

• 2026-05-12 Contingent — GAMLS
• 2026-05-12 Contingent — FMLS
• 2026-04-16 Listed $185,000 FMLS
• 2026-04-16 Listed $185,000 GAMLS
• 2025-07-22 Listing Removed — GAMLS
• 2025-07-22 Listing Removed — FMLS
• 2025-06-23 Price Changed $199,000 GAMLS
• 2025-06-23 Price Changed $199,000 FMLS
• 2025-06-12 Listed $210,000 GAMLS
• 2025-06-12 Listed $210,000 FMLS
• 2025-06-04 Listing Removed — FMLS
• 2025-06-03 Listing Removed — GAMLS
• 2025-05-15 Listed $214,995 GAMLS
• 2025-05-15 Listed $214,995 FMLS
• 2025-05-14 Listing Removed — FMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-11 Price Changed $224,995 GAMLS
• 2025-04-11 Price Changed $224,995 FMLS
• 2025-03-14 Listed $225,000 FMLS
• 2025-03-14 Listed $225,000 GAMLS
• 2024-06-27 Sold (MLS) $80,000 FMLS
• 2024-06-27 Sold (MLS) $80,000 GAMLS
• 2024-06-14 Pending — GAMLS
• 2024-06-13 Pending — FMLS
• 2024-06-10 Listed $99,500 FMLS
• 2024-05-30 Listed $99,500 GAMLS
• 1997-03-13 Sold (Public Records) $58,800 Public Records
• 1996-09-09 Sold (Public Records) $33,200 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,680 · +55.0% YoY. Source: county tax records.