Elle Plan · Union City, GA 30291

$419,990

5 bd · 3.5 ba · 2,711 sqft · SingleFamily · 48 Days on market

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

The Elle is a 2,711 square foot floorplan available to build in our Union City, GA community, South Wind. This two-story plan offers 5 bedrooms, 3.5 bathrooms, and a 2-car garage. Stepping into the foyer, you'll be greeted by the stairs to the second level ahead and a flex room off to one side. The flex room is space created to suit whatever needs you have: dining, home office, playroom - you name it. Down the hallway you'll pass the powder bath and door into the 2-car garage and be welcomed into the entertaining space. The kitchen boasts lots of counterspace, stainless-steel appliances, a roomy pantry, and a central island. Off of the kitchen is the perfect eat-in dining space that also pr

Key facts

• Entertaining space
• Eat-in dining space
• Primary suite

Tags

• FLEX ROOM
• ENTERTAINING SPACE
• EAT-IN DINING SPACE
• BACK PATIO
• PRIMARY SUITE
• SEPARATE SHOWER

Property features AI

Finance

• Financial info: List price: $419,990

Exterior

• Home design: Address: 6005 Muirfield Point, South Fulton, GA 30291
• Exterior features: Living area of 2711 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Plan named "Elle"; Active new construction plan

🏗️ New construction. The $419,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,488.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (31.8% below list).
• Recommended offer: $286k (31.8% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,865/mo this rent would consume 71% 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.

Recommended offer $286,478 (31.8% 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 48 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $368,488
• List price: $419,990
• Delta: 13.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6008 Muirfield Pt	0.06mi	5/3.0	2,511 (-7%)	1mo	$409,990	$163	82
6083 Airedale Dr	0.08mi	5/3.0	2,511 (-7%)	4mo	$409,990	$163	79
6540 Muirfield Pt	0.75mi	5/4.0	2,620 (-3%)	5mo	$400,000	$153	53
468 Lake Ridge Ln	0.61mi	5/3.0	2,830 (+4%)	12mo	$350,000	$124	52
816 Lake Chase	0.75mi	5/3.0	2,611 (-4%)	8mo	$350,000	$134	51
10236 Deep Creek Pl	0.39mi	4/3.0 (-1)	2,511 (-7%)	19mo	$283,000	$113	46
6645 Oak Hill Pass	0.63mi	4/3.0 (-1)	2,860 (+6%)	13mo	$355,900	$124	44
5183 Upper Elm St	0.75mi	5/3.0	2,529 (-7%)	10mo	$345,000	$136	44
5123 Upper Elm St	0.62mi	5/3.0	2,354 (-13%)	11mo	$310,000	$132	38
5389 Rosewood Pl	0.72mi	4/3.0 (-1)	3,021 (+11%)	5mo	$474,990	$157	36
820 Lake Chase	0.72mi	4/2.5 (-1)	2,382 (-12%)	13mo	$340,000	$143	27
415 Lake Ridge Ln	0.74mi	4/2.5 (-1)	2,382 (-12%)	16mo	$340,000	$143	23

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $180,396
• Equity at exit: $331,963

10-year hold

• IRR: 19.4%
• Equity multiple: 6.24×
• Total profit: $541,023
• Equity at exit: $715,892

Cash invested: $103,177 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,865 high
• Mortgage (P&I): −$1,932
• Tax est. 1.5%: −$461 /mo · $5,527/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-283

Break-even live

Break-even rent $3,223

Max offer price $327,485

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-156	+0% $-283	+5% $-411	+10% $-538
Rent	-10% $-510	-5% $-397	+0% $-283	+5% $-170	+10% $-57
Rate	-1.0pp $-98	-0.5pp $-190	base $-283	+0.5pp $-379	+1.0pp $-476

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: $92,122
• Closing costs: $11,055
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,700	$1.31	2d	10	0.52mi
5405 Rosewood Pl Fairburn, GA	5.0	4.0	3405	$4,800	$1.41	44d	1	0.72mi
1008 Eldon Ln Fairburn, GA	4.0	3.0	2402	$2,539	$1.06	12d	1	0.75mi
1013 Eldon Ln Fairburn, GA	4.0	2.5	2440	$2,379	$0.97	17d	1	0.76mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	45d	1	0.77mi
538 Jadetree Ln Atlanta, GA	5.0	3.0	2576	$2,900	$1.13	2d	1	0.78mi
438 Lake Ridge Ln Fairburn, GA	5.0	3.0	2964	$3,049	$1.03	2d	1	0.81mi
801 Lake Chase Fairburn, GA	4.0	2.0	2636	$2,570	$0.97	24d	1	0.82mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	4d	1	0.86mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,831	$1.75	1d	6	0.88mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	44d	1	1.04mi
6015 Deer Run St Union City, GA	5.0	2.5	2360	$2,700	$1.14	24d	1	1.10mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	24d	1	1.13mi
6155 Dodson Rd Fairburn, GA	4.0	2.5	2400	$2,600	$1.08	13d	1	1.26mi
3206 Diamond Blf Union City, GA	5.0	2.0	1900	$2,275	$1.20	24d	1	1.31mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	44d	1	1.33mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	5d	1	1.33mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	44d	1	1.35mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	44d	1	1.42mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	22d	1	1.42mi

Listing history 13 events

1. 2026-06-18
   days on market $419,990 Active 48 DOM
2. 2026-06-17
   days on market $419,990 Active 47 DOM
3. 2026-06-16
   days on market $419,990 Active 46 DOM
4. 2026-06-15
   days on market $419,990 Active 45 DOM
5. 2026-06-13
   days on market $419,990 Active 43 DOM
6. 2026-06-09
   days on market $419,990 Active 39 DOM
7. 2026-06-08
   days on market $419,990 Active 38 DOM
8. 2026-06-08
   days on market $419,990 Active 37 DOM
9. 2026-06-04
   days on market $419,990 Active 34 DOM
10. 2026-06-03
    days on market $419,990 Active 33 DOM
11. 2026-06-01
    days on market $419,990 Active 31 DOM
12. 2026-05-31
    days on market $419,990 Active 30 DOM
13. 2026-05-01
    listed $419,990 Active 1271-char remark

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

Taxation est. · year 1

• Rental income: $34,377
• − Mortgage interest: −$20,641
• − Property taxes: −$5,527
• − Insurance: −$1,842
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − Depreciation: −$10,720
• Taxable loss: −$9,854
• Est. tax savings @ 24.0%: +$2,365
• After-tax cash flow: $-1,036/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