6354 Shannon Pkwy Unit 12F · Union City, GA 30291

$90,000

3 bd · 2.5 ba · 1,702 sqft · Condo public records · 316 Days on market

Built 1974 $53/sqft · 13% below area Est $103k · 13% under $250/mo HOA · 13% of rent

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

REDUCED!!!! PRICED TO SALE!!!! LET'S MAKE A DEAL!!! OWNER IS READY SELL!!! CASH ONLY!!!!! QUICK CLOSING!!! Don't miss out on this amazing opportunity to add to your rental portfolio or for your personal home. Townhouse with basement featuring large bonus room, stone fireplace in den area, half bath, and access to patio and wooded area. Main level has welcoming foyer with staircase, living room, dining room, half bath and kitchen. Upstairs has 3 bedrooms and 2 baths. Convenient to Atlanta Airport, downtown Atlanta, schools, shopping and entertainment. INVESTORS this is a great opportunity. It is a large property with lots of potential for roommates, large families or in-laws. LOCKBOX is 6795 Agents please note CASH ONLY!

Key facts

• Large bonus room
• Access to patio
• Welcoming foyer

Tags

• TOWNHOUSE WITH BASEMENT
• LARGE BONUS ROOM
• STONE FIREPLACE
• ACCESS TO PATIO
• WOODED AREA
• WELCOMING FOYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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+, 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $1,895/mo this rent would consume 47% of the median local household income ($48k/yr) (locally 1778% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.11% ✓
• Cap rate: 14.41%
• Cash-on-cash: 29.01%
• DSCR: 2.29
• GRM: 4.0

CMA / ARV

• ARV (median comp): $103,360
• List price: $90,000
• Delta: -12.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 4.43×
• Total profit: $86,492
• Equity at exit: $81,079

10-year hold

• IRR: 39.4%
• Equity multiple: 9.79×
• Total profit: $221,605
• Equity at exit: $174,850

Cash invested: $25,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$472
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$38
• HOA: −$250
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $609

Break-even live

Break-even rent $1,124

Max offer price $90,000

Occupancy floor 63%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	43d	1	0.15mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	0.15mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	24d	1	0.15mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	43d	1	0.19mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	2d	1	0.34mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	43d	1	0.35mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	24d	1	0.37mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	4d	18	0.40mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	43d	1	0.43mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.46mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	43d	1	0.46mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	1d	1	0.56mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	43d	1	0.59mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	43d	1	0.62mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	43d	1	0.65mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	0.66mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	18d	1	0.69mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	12d	1	0.72mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.79mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.93mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	0.97mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	1.02mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	1.04mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	1.09mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.09mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	1.09mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	1.11mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	12d	1	1.14mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	1.14mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	43d	1	1.28mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	1.32mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	1.38mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	43d	1	1.40mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	2d	1	1.41mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	15d	1	1.41mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	43d	1	1.41mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	12d	1	1.41mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.42mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	43d	1	1.44mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $90,000 Active 316 DOM
2. 2026-06-17
   days on market $90,000 Active 315 DOM
3. 2026-06-16
   days on market $90,000 Active 314 DOM
4. 2026-06-15
   days on market $90,000 Active 313 DOM
5. 2026-06-13
   days on market $90,000 Active 311 DOM
6. 2026-06-09
   days on market $90,000 Active 307 DOM
7. 2026-06-08
   pricedays on market $90,000 Active 306 DOM
8. 2026-06-08
   days on market $100,000 Active 305 DOM
9. 2026-06-04
   days on market $100,000 Active 302 DOM
10. 2026-06-03
    days on market $100,000 Active 301 DOM
11. 2026-06-01
    days on market $100,000 Active 299 DOM
12. 2026-05-31
    days on market $100,000 Active 298 DOM
13. 2026-03-18
    price $100,000 753-char remark

    Show marketing remark (753 chars)

    REDUCED!!!! PRICED TO SALE!!!! LET'S MAKE A DEAL!!! OWNER IS READY SELL!!! CASH ONLY!!!!! QUICK CLOSING!!! Don't miss out on this amazing opportunity to add to your rental portfolio or for your personal home. Townhouse with basement featuring large bonus room, stone fireplace in den area, half bath, and access to patio and wooded area. Main level has welcoming foyer with staircase, living room, dining room, half bath and kitchen. Upstairs has 3 bedrooms and 2 baths. Convenient to Atlanta Airport, downtown Atlanta, schools, shopping and entertainment. INVESTORS this is a great opportunity. It is a large property with lots of potential for roommates, large families or in-laws. LOCKBOX is 6795 Agents please note CASH ONLY!

14. 2025-08-06
    listed $115,000 Active 753-char remark

    Show marketing remark (753 chars)

    REDUCED!!!! PRICED TO SALE!!!! LET'S MAKE A DEAL!!! OWNER IS READY SELL!!! CASH ONLY!!!!! QUICK CLOSING!!! Don't miss out on this amazing opportunity to add to your rental portfolio or for your personal home. Townhouse with basement featuring large bonus room, stone fireplace in den area, half bath, and access to patio and wooded area. Main level has welcoming foyer with staircase, living room, dining room, half bath and kitchen. Upstairs has 3 bedrooms and 2 baths. Convenient to Atlanta Airport, downtown Atlanta, schools, shopping and entertainment. INVESTORS this is a great opportunity. It is a large property with lots of potential for roommates, large families or in-laws. LOCKBOX is 6795 Agents please note CASH ONLY!

15. 2025-07-16
    historical
16. 2025-02-16
    price $125,000
17. 2024-10-16
    listed $135,000 Active
18. 2023-02-01
    soldstatus $85,000
19. 2023-01-31
    soldstatus $85,000 Sold
20. 2023-01-31
    soldstatus $85,000 Closed
21. 2023-01-20
    status Under Contract
22. 2023-01-20
    status Pending
23. 2023-01-05
    listed $89,900 Active
24. 2022-11-07
    listed $89,900 New
25. 2014-10-28
    price $25,750
26. 2014-10-16
    price $25,750
27. 2014-10-16
    historical
28. 2014-10-10
    soldstatus $25,750 Sold
29. 2014-10-10
    soldstatus $25,750 Sold
30. 2014-10-10
    price $28,900
31. 2014-10-01
    status Under Contract
32. 2014-09-28
    status Pending Offer Approval
33. 2014-09-28
    historical
34. 2014-09-27
    price $28,900
35. 2014-08-27
    price $28,900 Reduced
36. 2014-08-27
    status Reduced
37. 2014-08-27
    price $28,900 Active
38. 2014-08-27
    status Active
39. 2014-08-26
    historical
40. 2014-08-26
    historical
41. 2014-08-01
    price $31,900 Reduced
42. 2014-08-01
    price $31,900
43. 2014-06-28
    price $35,900 Reduced
44. 2014-06-28
    price $35,900
45. 2014-05-28
    listed $39,900 Active
46. 2014-05-28
    listed $39,900 New
47. 1986-03-20
    soldstatus $46,000

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $22,739
• − Mortgage interest: −$5,041
• − Property taxes: −$1,540
• − Insurance: −$450
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$3,000
• − Depreciation: −$2,618
• Taxable income: $6,451
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $5,762/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

+117.4% since first listed

35 events — show timeline

• 2026-03-18 Price Changed $100,000 FMLS
• 2025-08-06 Listed $115,000 FMLS
• 2025-07-16 Listing Removed — FMLS
• 2025-02-16 Price Changed $125,000 FMLS
• 2024-10-16 Listed $135,000 FMLS
• 2023-02-01 Sold (Public Records) $85,000 Public Records
• 2023-01-31 Sold (MLS) $85,000 FMLS
• 2023-01-31 Sold (MLS) $85,000 GAMLS
• 2023-01-20 Pending — GAMLS
• 2023-01-20 Pending — FMLS
• 2023-01-05 Listed $89,900 FMLS
• 2022-11-07 Listed $89,900 GAMLS
• 2014-10-28 Price Changed $25,750 GAMLS
• 2014-10-16 Price Changed $25,750 FMLS
• 2014-10-16 Listing Removed — FMLS
• 2014-10-10 Sold (MLS) $25,750 GAMLS
• 2014-10-10 Price Changed $28,900 FMLS
• 2014-10-10 Sold (MLS) $25,750 FMLS
• 2014-10-01 Pending — GAMLS
• 2014-09-28 Pending — FMLS
• 2014-09-28 Listing Removed — GAMLS
• 2014-09-27 Price Changed $28,900 GAMLS
• 2014-08-27 Relisted — GAMLS
• 2014-08-27 Price Changed $28,900 GAMLS
• 2014-08-27 Relisted — FMLS
• 2014-08-27 Price Changed $28,900 FMLS
• 2014-08-26 Listing Removed — GAMLS
• 2014-08-26 Listing Removed — FMLS
• 2014-08-01 Price Changed $31,900 GAMLS
• 2014-08-01 Price Changed $31,900 FMLS
• 2014-06-28 Price Changed $35,900 GAMLS
• 2014-06-28 Price Changed $35,900 FMLS
• 2014-05-28 Listed $39,900 FMLS
• 2014-05-28 Listed $39,900 GAMLS
• 1986-03-20 Sold (Public Records) $46,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $1,540 · +73.5% YoY. Source: county tax records.