7624 Mcgillicuty Dr · Union City, GA 30291

$239,000

3 bd · 2.5 ba · 1,452 sqft · SingleFamily public records · 33 Days on market

Built 2001 6,503 sqft lot Est $215k · 11% over

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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 +8.7/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

Key facts

• Fresh paint
• Numerous restaurants
• 6,503 sq ft lot

Tags

• IMMEDIATE ACCESS TO I-85
• IMMEDIATE ACCESS TO 285
• NUMEROUS RESTAURANTS
• NUMEROUS SHOPPING OPTIONS
• NUMEROUS NIGHTLIFE OPTIONS
• FRESH PAINT

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available with 220 volts; Cable available; Underground utilities
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with vinyl siding
• Exterior features: Private entrance; Private yard; Rain gutters; Covered patio/porch; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Dishwasher; Disposal; Electric range; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the upper level; Split bedroom plan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo and vaulted ceiling
• Heating & cooling: Central heating; Central air
• Interior features: High 10-ft ceilings on upper level; Vaulted ceilings; Walk-in closets; One fireplace in the family room; No common walls; Open-concept dining area; Attic
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (22.9% below list).
• Recommended offer: $184k (22.9% 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+, 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: Gullatt Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 747 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 51% district-wide (-34 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); 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,842/mo this rent would consume 46% 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($232k) 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.
• Current owner paid $107k; list at $239k implies a 123% gain — meaningful room to come down on a strong offer.

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 $184,239 (22.9% 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 33 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $214,896
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5232 Alexander St	0.10mi	3/2.5	1,492 (+3%)	20mo	$234,900	$157	74
7634 Mcgillicuty Dr	0.05mi	3/3.0	1,404 (-3%)	20mo	$175,000	$125	73
4985 Union St	0.32mi	3/2.0	1,408 (-3%)	8mo	$208,000	$148	72

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: 21.5%
• Equity multiple: 2.73×
• Total profit: $115,909
• Equity at exit: $215,310

10-year hold

• IRR: 19.2%
• Equity multiple: 6.21×
• Total profit: $348,583
• Equity at exit: $464,324

Cash invested: $66,920 (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: 174
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$304 /mo · $3,646/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-201

Break-even live

Break-even rent $2,097

Max offer price $203,451

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-134	+0% $-201	+5% $-269	+10% $-337
Rent	-10% $-347	-5% $-274	+0% $-201	+5% $-128	+10% $-56
Rate	-1.0pp $-81	-0.5pp $-140	base $-201	+0.5pp $-263	+1.0pp $-326

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	0.15mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.17mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	0.17mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	0d	4	0.25mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	45d	1	0.54mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	6d	1	0.58mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	6d	1	0.64mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	0.64mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	45d	1	0.68mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.69mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	45d	1	0.77mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	0d	17	0.80mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	26d	1	0.84mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,925	$1.42	0d	5	0.86mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	45d	1	0.87mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	45d	1	0.93mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	1.00mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	1.04mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	45d	1	1.08mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	1.08mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	18d	19	1.10mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	1.13mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	1.18mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	24d	1	1.19mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	12d	1	1.20mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	45d	1	1.21mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	1.22mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	45d	1	1.22mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	14d	1	1.23mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	5d	1	1.24mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,685	$1.91	0d	5	1.29mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	26d	1	1.29mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	45d	1	1.32mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	1.33mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	21d	1	1.38mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	13d	1	1.41mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	1.42mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.42mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	17d	1	1.42mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.43mi

Listing history 30 events

1. 2026-06-21
   days on market $239,000 Active 33 DOM
2. 2026-06-18
   days on market $239,000 Active 30 DOM
3. 2026-06-17
   days on market $239,000 Active 29 DOM
4. 2026-06-16
   days on market $239,000 Active 28 DOM
5. 2026-06-15
   days on market $239,000 Active 27 DOM
6. 2026-06-13
   days on market $239,000 Active 25 DOM
7. 2026-06-09
   days on market $239,000 Active 21 DOM
8. 2026-06-08
   days on market $239,000 Active 20 DOM
9. 2026-06-07
   days on market $239,000 Active 19 DOM
10. 2026-06-04
    days on market $239,000 Active 16 DOM
11. 2026-06-03
    days on market $239,000 Active 15 DOM
12. 2026-06-01
    days on market $239,000 Active 13 DOM
13. 2026-05-31
    days on market $239,000 Active 12 DOM
14. 2026-05-19
    listed $239,000 Active
15. 2026-04-17
    historical $1,845
16. 2026-04-15
    listed $1,845
17. 2023-10-07
    historical $1,785
18. 2023-09-27
    price $1,785
19. 2023-09-14
    price $1,830
20. 2023-09-05
    listed $1,832
21. 2018-05-14
    soldstatus $107,000 Sold 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

22. 2018-05-14
    soldstatus $107,000 Sold 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

23. 2018-04-16
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

24. 2018-04-13
    historical Contingent - Due Diligence 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

25. 2018-04-13
    status Under Contract 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

26. 2018-04-03
    listed $109,900 Active 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

27. 2018-04-03
    listed $109,900 New 249-char remark

    Show marketing remark (249 chars)

    Beautiful two-story home in desirable South Fulton. Spacious, open great room w/marble fireplace w/view to dining area. Separate dining room w/eat-in kitchen. Numerous upgrades- roof, air conditioning, hardwood flrs & stove. Lovely master suite.

28. 2017-03-16
    historical
29. 2016-12-18
    price $103,500
30. 2016-10-17
    listed $107,000 New

ⓘ 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: $3,646 · $304/mo
• Projected year-2 tax: $3,646 · $304/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: $22,109
• − Mortgage interest: −$13,388
• − Property taxes: −$3,646
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$6,953
• Taxable loss: −$6,610
• Est. tax savings @ 24.0%: +$1,586
• After-tax cash flow: $-828/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

+123.4% since first listed

17 events — show timeline

• 2026-05-19 Listed $239,000 FMLS
• 2026-04-17 Rental Removed $1,845 RENTLY
• 2026-04-15 Listed for Rent $1,845 RENTLY
• 2023-10-07 Rental Removed $1,785 RENTLY
• 2023-09-27 Price Changed $1,785 RENTLY
• 2023-09-14 Price Changed $1,830 RENTLY
• 2023-09-05 Listed for Rent $1,832 RENTLY
• 2018-05-14 Sold (MLS) $107,000 GAMLS
• 2018-05-14 Sold (MLS) $107,000 FMLS
• 2018-04-16 Pending — FMLS
• 2018-04-13 Contingent — FMLS
• 2018-04-13 Pending — GAMLS
• 2018-04-03 Listed $109,900 GAMLS
• 2018-04-03 Listed $109,900 FMLS
• 2017-03-16 Listing Removed — GAMLS
• 2016-12-18 Price Changed $103,500 GAMLS
• 2016-10-17 Listed $107,000 GAMLS

Property tax history

+5.9%/yr

Latest (2025): $3,646 · +44.1% YoY. Source: county tax records.