4701 Flat Shoals Rd Unit 68D · Union City, GA 30291

$69,500

1 bd · 1.0 ba · 750 sqft · Condo public records · 42 Days on market

Built 1972 $93/sqft · 32% below area Est $102k · 32% under $290/mo HOA · 20% 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 +15.0/15.0
• 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

Save yourself the time, effort and money. The renovations have already been done on this cute 1 bedroom, 1 bathroom end unit condo located in a quiet gated community. It has an open concept living room with a spiral staircase leading up to your oversized master suite complete with ensuite bathroom. Downstairs, the kitchen has new cabinets, countertops and stainless steel appliances. The community is located right off of I-85 which makes it convenient for traveling out of Hartsfield Jackson International airport, or for catching a ride on Marta to downtown Atlanta

Key facts

• Gated community
• New cabinets
• Spiral staircase

Tags

• GATED COMMUNITY
• OPEN CONCEPT LIVING ROOM
• SPIRAL STAIRCASE
• OVERSIZED MASTER SUITE
• ENSUITE BATHROOM
• NEW CABINETS

Property features AI

Finance

• Other: Located on an asphalt city street; unit is at the end of the first building on the left (use GPS)
• Financial info: One unit in the community
• HOA & community: Monthly association fee of $290 covering grounds maintenance; Community features include sidewalks, street lights, proximity to public transport and schools; Association present

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; Two levels; End unit
• Construction: Brick construction; Shingle roof; Brick/mortar foundation; Resale condition
• Exterior features: Courtyard; Private yard; Patio; Fenced with privacy fencing

Interior

• Kitchen: White cabinets; Eat-in kitchen; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: One upper bedroom; oversized master
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo (upper level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: End unit with window treatments; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

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); 167 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $7k of equity ($481 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 9 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 $55k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.04% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.01
• GRM: 4.1

CMA / ARV

• ARV (median comp): $101,796
• List price: $69,500
• Delta: -31.73%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.9%
• Equity multiple: 4.11×
• Total profit: $60,467
• Equity at exit: $62,611

10-year hold

• IRR: 34.9%
• Equity multiple: 9.10×
• Total profit: $157,683
• Equity at exit: $135,023

Cash invested: $19,460 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$364
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$29
• HOA: −$290
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $370

Break-even live

Break-even rent $952

Max offer price $69,500

Occupancy floor 69%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6305 Shannon Pkwy Apt 101 Union City, GA	2.0	1.0	676	$1,650	$2.44	44d	1	0.18mi
6305 Shannon Pkwy Union City, GA	2.0	1.0	676	$2,150	$3.18	24d	1	0.19mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,195	$1.25	44d	1	0.47mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,147	$1.11	5d	18	0.76mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	5d	1	1.00mi
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	44d	1	1.04mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	21d	1	1.13mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	5d	1	1.13mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	44d	1	1.23mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $69,500 Active 42 DOM
2. 2026-06-17
   days on market $69,500 Active 41 DOM
3. 2026-06-16
   days on market $69,500 Active 40 DOM
4. 2026-06-15
   days on market $69,500 Active 39 DOM
5. 2026-06-13
   days on market $69,500 Active 37 DOM
6. 2026-06-09
   days on market $69,500 Active 33 DOM
7. 2026-06-08
   days on market $69,500 Active 32 DOM
8. 2026-06-07
   days on market $69,500 Active 31 DOM
9. 2026-06-04
   days on market $69,500 Active 28 DOM
10. 2026-06-03
    days on market $69,500 Active 27 DOM
11. 2026-06-01
    days on market $69,500 Active 25 DOM
12. 2026-05-31
    days on market $69,500 Active 24 DOM
13. 2026-05-06
    listed $69,500 Active 572-char remark
14. 2025-10-31
    historical
15. 2025-10-04
    status Active
16. 2025-09-29
    status Pending
17. 2025-07-01
    listed $80,000 Active
18. 2025-06-30
    historical
19. 2025-02-14
    price $80,500
20. 2024-12-02
    price $84,500
21. 2024-10-30
    status Active
22. 2024-10-26
    status Pending
23. 2024-10-11
    price $84,600
24. 2024-07-17
    price $86,500
25. 2024-07-05
    listed $89,500 Active
26. 2024-06-30
    historical
27. 2024-06-18
    price $89,500
28. 2024-05-03
    price $91,500
29. 2024-04-19
    listed $95,000 Active
30. 2024-03-04
    soldstatus $55,000
31. 2024-03-01
    status Active
32. 2024-02-27
    soldstatus $55,000 Closed
33. 2024-02-27
    soldstatus $55,000 Sold
34. 2024-02-01
    historical
35. 2024-02-01
    historical
36. 2024-01-24
    price $65,000
37. 2024-01-24
    price $65,000
38. 2024-01-12
    listed $69,999 Active
39. 2024-01-12
    listed $69,999 New
40. 2020-03-03
    soldstatus $55,000
41. 2015-12-28
    soldstatus $16,000
42. 2001-08-30
    soldstatus $44,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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 · 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: $17,049
• − Mortgage interest: −$3,893
• − Property taxes: −$828
• − Insurance: −$348
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$3,480
• − Depreciation: −$2,022
• Taxable income: $3,750
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,539/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

+58.0% since first listed

30 events — show timeline

• 2026-05-06 Listed $69,500 FMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-04 Relisted — FMLS
• 2025-09-29 Pending — FMLS
• 2025-07-01 Listed $80,000 FMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-02-14 Price Changed $80,500 FMLS
• 2024-12-02 Price Changed $84,500 FMLS
• 2024-10-30 Relisted — FMLS
• 2024-10-26 Pending — FMLS
• 2024-10-11 Price Changed $84,600 FMLS
• 2024-07-17 Price Changed $86,500 FMLS
• 2024-07-05 Listed $89,500 FMLS
• 2024-06-30 Listing Removed — FMLS
• 2024-06-18 Price Changed $89,500 FMLS
• 2024-05-03 Price Changed $91,500 FMLS
• 2024-04-19 Listed $95,000 FMLS
• 2024-03-04 Sold (Public Records) $55,000 Public Records
• 2024-03-01 Relisted — FMLS
• 2024-02-27 Sold (MLS) $55,000 GAMLS
• 2024-02-27 Sold (MLS) $55,000 FMLS
• 2024-02-01 Listing Removed — GAMLS
• 2024-02-01 Listing Removed — FMLS
• 2024-01-24 Price Changed $65,000 GAMLS
• 2024-01-24 Price Changed $65,000 FMLS
• 2024-01-12 Listed $69,999 GAMLS
• 2024-01-12 Listed $69,999 FMLS
• 2020-03-03 Sold (Public Records) $55,000 Public Records
• 2015-12-28 Sold (Public Records) $16,000 Public Records
• 2001-08-30 Sold (Public Records) $44,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $828 · +22.7% YoY. Source: county tax records.