6273 Colonial Vw · Union City, GA 30213

$220,500

3 bd · 2.5 ba · 1,636 sqft · Townhouse public records · 16 Days on market

Built 2006 1,306 sqft lot Est $234k · 6% under $68/mo HOA · 3% of rent ↓ 15% since listing

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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).

• Cash flow +20.8/30.0
• ARV discount +10.1/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2-story end-unit townhome with a sought-after primary suite on the main level and a spacious 2-car garage, nestled in the impeccably maintained South Wind community. This charming home features 3 bedrooms and 2.5 bathrooms with an inviting open-concept layout designed for comfortable living and entertaining. The impressive two-story great room showcases soaring ceilings, a cozy fireplace, dramatic floor-to-ceiling windows and access to a private patio overlooking a peaceful tree-lined lot. The kitchen is beautifully appointed with granite countertops, stainless steel appliances, wood flooring and a raised breakfast bar perfect for casual dining. Don't miss the opportunity to make this beautiful home your own.

Key facts

• Primary suite
• Two-story great room
• Private patio

Tags

• PRIMARY SUITE
• OPEN-CONCEPT LAYOUT
• TWO-STORY GREAT ROOM
• COZY FIREPLACE
• FLOOR-TO-CEILING WINDOWS
• PRIVATE PATIO

Property features AI

Finance

• Other: Property listed as resale; Directions available from I-285W to S Fulton Parkway
• HOA & community: Annual association fee; Association covers community pool and tennis; Community amenities include clubhouse, pool, sidewalks, and tennis courts; Approximately 40 units in the community

Exterior

• Parking: Attached garage facing front; Two garage spaces (two total parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Underground utilities
• Home design: Two-story end unit; Brick front with concrete construction; Composition roof; Slab foundation; Fee simple ownership
• Construction: Brick front; Concrete construction; Composition roof; Slab foundation
• Exterior features: Patio; Privacy fencing and front yard fencing

Interior

• Kitchen: Breakfast bar; Stained cabinets; Pantry; Dishwasher; Gas range; Microwave; Refrigerator; Disposal
• Bedrooms: Main-level primary bedroom; Two upstairs bedrooms; Split bedroom floorplan
• Flooring: Carpet; Laminate; Luxury vinyl; Other
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double vanity and separate tub and shower; One full bathroom on upper level; Half bathroom on main level
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Vaulted ceilings; Entrance foyer; Walk-in closet(s); Disappearing attic stairs; End unit with one common wall; Factory-built fireplace in the family room
• Laundry & utility: Washer and dryer included; Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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+, 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: Renaissance Es (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 601 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% 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 78% FRL vs 41% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 51% district-wide (-30 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 (+2.5%/yr); 531 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $217,192 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $233,948
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
960 Belfry Ter	0.20mi	3/2.5	1,539 (-6%)	20mo	$297,000	$193	64
1008 Belfry Ter	0.26mi	3/3.5	1,685 (+3%)	19mo	$300,000	$178	63
5063 Lower Elm St	0.50mi	3/2.5	1,728 (+6%)	15mo	$253,000	$146	55
4992 Lower Elm St	0.74mi	3/2.5	1,679 (+3%)	11mo	$247,000	$147	52
5118 Lower Elm St	0.48mi	3/2.5	1,880 (+15%)	2mo	$245,000	$130	51
5019 Lower Elm St	0.62mi	2/2.5 (-1)	1,476 (-10%)	1mo	$125,320	$85	49
5079 Lower Elm St	0.48mi	3/2.5	1,880 (+15%)	4mo	$226,000	$120	49
4991 Lower Elm St	0.68mi	3/2.5	1,424 (-13%)	0mo	$199,900	$140	46
5076 Lower Elm St	0.53mi	3/2.5	1,400 (-14%)	17mo	$200,000	$143	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-17,431
• Equity at exit: $32,877

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,466
• Equity at exit: $19,065

Cash invested: $61,740 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$1,156
• Tax from tax record: −$277 /mo · $3,319/yr
• Insurance: −$92
• HOA: −$68
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $304

Break-even live

Break-even rent $2,016

Max offer price $220,500

Occupancy floor 82%

Sensitivity live

Price	-10% $429	-5% $366	+0% $304	+5% $241	+10% $179
Rent	-10% $114	-5% $209	+0% $304	+5% $399	+10% $493
Rate	-1.0pp $415	-0.5pp $360	base $304	+0.5pp $247	+1.0pp $189

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: $55,125
• Closing costs: $6,615
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	44d	1	0.78mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	22d	1	0.78mi
5505 Southwood Rd Fairburn, GA	3.0	3.0	1500	$2,501	$1.67	24d	1	0.78mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,153	$1.27	1d	76	0.89mi
864 Bentley Dr Fairburn, GA	4.0	2.5	1989	$2,409	$1.21	24d	1	1.13mi
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,335	$1.14	2d	10	1.14mi
7105 Hall Rd Fairburn, GA	1.0–3.0	1.0–2.0	1046	$2,650	$2.53	2d	113	1.17mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	44d	1	1.20mi
4660 Derrick Rd Atlanta, GA	1.0–3.0	1.0–2.0	1029	$2,724	$2.65	1d	32	1.21mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	44d	1	1.22mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	24d	1	1.24mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	44d	1	1.25mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	24d	1	1.25mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	24d	1	1.25mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	44d	1	1.26mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	44d	1	1.26mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	5d	1	1.28mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	45d	1	1.32mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	15d	1	1.32mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	44d	1	1.32mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	4d	1	1.43mi
7100 Hall Rd Fairburn, GA	2.0	2.0	1231	$2,135	$1.73	24d	1	1.45mi
7100 Hall Rd Fairburn, GA	2.0	2.0	1231	$2,120	$1.72	44d	1	1.45mi
7063 Clementine Trl Union City, GA	3.0–4.0	2.5	1756	$2,350	$1.34	3d	172	1.47mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	1d	6	1.49mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 20 events

1. 2026-06-18
   days on market $220,500 Active 16 DOM
2. 2026-06-17
   status $220,500 Active 15 DOM
3. 2026-06-13
   statusdays on market $220,500 Pending 15 DOM
4. 2026-06-09
   days on market $220,500 Active 14 DOM
5. 2026-06-08
   days on market $220,500 Active 13 DOM
6. 2026-06-07
   days on market $220,500 Active 12 DOM
7. 2026-06-04
   days on market $220,500 Active 9 DOM
8. 2026-06-03
   days on market $220,500 Active 8 DOM
9. 2026-06-01
   days on market $220,500 Active 6 DOM
10. 2026-05-31
    days on market $220,500 Active 5 DOM
11. 2026-05-26
    listed $220,500 New 728-char remark

    Show marketing remark (728 chars)

    Beautiful 2-story end-unit townhome with a sought-after primary suite on the main level and a spacious 2-car garage, nestled in the impeccably maintained South Wind community. This charming home features 3 bedrooms and 2.5 bathrooms with an inviting open-concept layout designed for comfortable living and entertaining. The impressive two-story great room showcases soaring ceilings, a cozy fireplace, dramatic floor-to-ceiling windows and access to a private patio overlooking a peaceful tree-lined lot. The kitchen is beautifully appointed with granite countertops, stainless steel appliances, wood flooring and a raised breakfast bar perfect for casual dining. Don't miss the opportunity to make this beautiful home your own.

12. 2026-05-26
    listed $220,500 Active

    Show marketing remark (728 chars)

    Beautiful 2-story end-unit townhome with a sought-after primary suite on the main level and a spacious 2-car garage, nestled in the impeccably maintained South Wind community. This charming home features 3 bedrooms and 2.5 bathrooms with an inviting open-concept layout designed for comfortable living and entertaining. The impressive two-story great room showcases soaring ceilings, a cozy fireplace, dramatic floor-to-ceiling windows and access to a private patio overlooking a peaceful tree-lined lot. The kitchen is beautifully appointed with granite countertops, stainless steel appliances, wood flooring and a raised breakfast bar perfect for casual dining. Don't miss the opportunity to make this beautiful home your own.

13. 2022-02-15
    soldstatus $270,000
14. 2022-02-10
    historical 561-char remark

    Show marketing remark (561 chars)

    Hurry don't wait! Rarely available 2 story townhome, end unit with master on main and 2 car garage. the townhome is nestled in an impeccable community of single family homes priced from 400 plus. You will love the open concept. The 1st floor offers great room w/20ft ceiling, fireplace. Floor to ceiling windows and access to the patio facing tree lined lot. Kitchen has granite c-tops, SS appliances, wood floors and raised breakfast bar. Ample sized dining room it will accommodate seating for 8. Half bath for your guest. Sun filled oversized master bedroom.

15. 2022-02-10
    soldstatus $270,000 Closed 561-char remark

    Show marketing remark (561 chars)

    Hurry don't wait! Rarely available 2 story townhome, end unit with master on main and 2 car garage. the townhome is nestled in an impeccable community of single family homes priced from 400 plus. You will love the open concept. The 1st floor offers great room w/20ft ceiling, fireplace. Floor to ceiling windows and access to the patio facing tree lined lot. Kitchen has granite c-tops, SS appliances, wood floors and raised breakfast bar. Ample sized dining room it will accommodate seating for 8. Half bath for your guest. Sun filled oversized master bedroom.

16. 2022-02-09
    soldstatus $270,000 Sold
17. 2022-01-24
    status Under Contract
18. 2022-01-23
    status Pending 561-char remark

    Show marketing remark (561 chars)

    Hurry don't wait! Rarely available 2 story townhome, end unit with master on main and 2 car garage. the townhome is nestled in an impeccable community of single family homes priced from 400 plus. You will love the open concept. The 1st floor offers great room w/20ft ceiling, fireplace. Floor to ceiling windows and access to the patio facing tree lined lot. Kitchen has granite c-tops, SS appliances, wood floors and raised breakfast bar. Ample sized dining room it will accommodate seating for 8. Half bath for your guest. Sun filled oversized master bedroom.

19. 2022-01-14
    listed $259,000 Active 561-char remark

    Show marketing remark (561 chars)

    Hurry don't wait! Rarely available 2 story townhome, end unit with master on main and 2 car garage. the townhome is nestled in an impeccable community of single family homes priced from 400 plus. You will love the open concept. The 1st floor offers great room w/20ft ceiling, fireplace. Floor to ceiling windows and access to the patio facing tree lined lot. Kitchen has granite c-tops, SS appliances, wood floors and raised breakfast bar. Ample sized dining room it will accommodate seating for 8. Half bath for your guest. Sun filled oversized master bedroom.

20. 2022-01-14
    listed $259,000 New

    Show marketing remark (561 chars)

    Hurry don't wait! Rarely available 2 story townhome, end unit with master on main and 2 car garage. the townhome is nestled in an impeccable community of single family homes priced from 400 plus. You will love the open concept. The 1st floor offers great room w/20ft ceiling, fireplace. Floor to ceiling windows and access to the patio facing tree lined lot. Kitchen has granite c-tops, SS appliances, wood floors and raised breakfast bar. Ample sized dining room it will accommodate seating for 8. Half bath for your guest. Sun filled oversized master bedroom.

ⓘ 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: $3,319 · $277/mo
• Projected year-2 tax: $3,319 · $277/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 ≥103°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: $28,809
• − Mortgage interest: −$12,351
• − Property taxes: −$3,319
• − Insurance: −$1,102
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − HOA: −$816
• − Depreciation: −$6,415
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,599/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: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

-14.9% since first listed

10 events — show timeline

• 2026-05-26 Listed $220,500 FMLS
• 2026-05-26 Listed $220,500 GAMLS
• 2022-02-15 Sold (Public Records) $270,000 Public Records
• 2022-02-10 Listing Removed — FMLS
• 2022-02-10 Sold (MLS) $270,000 FMLS
• 2022-02-09 Sold (MLS) $270,000 GAMLS
• 2022-01-24 Pending — GAMLS
• 2022-01-23 Pending — FMLS
• 2022-01-14 Listed $259,000 GAMLS
• 2022-01-14 Listed $259,000 FMLS

Property tax history

+4.4%/yr

Latest (2025): $3,319 · +29.8% YoY. Source: county tax records.