3317 Stonewall Ln · Union City, GA 30291

$318,990

3 bd · 2.5 ba · 2,124 sqft · SingleFamily public records · 104 Days on market

Built 2025 3,920 sqft lot $142/mo HOA · 6% of rent

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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
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks MLS

Looking for a home that offers both style and functionality? The thoughtfully designed Cecil Plan delivers modern living with comfortable space throughout. This two-story home features three spacious bedrooms, two full bathrooms, and a conveniently located half bath. Its clean, contemporary design is ideal for those seeking a low-maintenance lifestyle without sacrificing comfort or flexibility. A two-car garage and ample storage throughout add to the home's everyday practicality.Home Highlights: Split bedroom floor plan for added privacy Generous walk-in closets. All bedrooms are located upstairs, along with the laundry room for convenience. Oversized patio, perfect for outdoor living and entertaining.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 2025

🏗️ New construction. The $318,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,988.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (30.0% below list).
• Recommended offer: $215k (32.6% below list) — sets the bar for cash-flow.

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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 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 24% at this address vs 51% district-wide (-27 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,234/mo this rent would consume 56% 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $214,931 (32.6% 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 104 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $290,988
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8290 Eastshore Dr #2	0.27mi	3/2.0	2,133 (+0%)	16mo	$300,000	$141	71
5265 Forest Downs Cir	0.27mi	4/2.5 (+1)	2,114 (-0%)	14mo	$257,000	$122	70
5225 Koweta Rd	0.19mi	3/2.0	1,839 (-13%)	9mo	$170,000	$92	60
4915 Wexford Trl	0.44mi	4/2.5 (+1)	2,156 (+2%)	19mo	$309,000	$143	56
8834 Lakecrest Way	0.54mi	3/2.5	2,248 (+6%)	21mo	$305,000	$136	48
8236 Eastshore Dr	0.65mi	3/2.0	1,830 (-14%)	12mo	$261,300	$143	34
5530 Koweta Rd	0.72mi	3/3.0	2,355 (+11%)	23mo	$323,000	$137	27

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $129,421
• Equity at exit: $262,145

10-year hold

• IRR: 17.8%
• Equity multiple: 5.90×
• Total profit: $399,478
• Equity at exit: $565,326

Cash invested: $81,477 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,526
• Tax from tax record: −$406 /mo · $4,874/yr
• Insurance: −$121
• HOA: −$142
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-431

Break-even live

Break-even rent $2,779

Max offer price $214,931

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-348	+0% $-431	+5% $-513	+10% $-595
Rent	-10% $-607	-5% $-519	+0% $-431	+5% $-342	+10% $-254
Rate	-1.0pp $-284	-0.5pp $-357	base $-431	+0.5pp $-506	+1.0pp $-583

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: $72,747
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	26d	1	0.04mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	3d	1	0.20mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	26d	1	0.34mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	5d	1	0.37mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	0.50mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	26d	1	0.76mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	45d	1	0.90mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,525	$1.23	0d	1	0.93mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	45d	1	1.03mi
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	23d	1	1.04mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	7d	1	1.06mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	45d	1	1.11mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	45d	1	1.13mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	7d	1	1.18mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	45d	1	1.18mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	45d	1	1.20mi
4813 Brookwood Pl Atlanta, GA	3.0	2.5	1624	$2,075	$1.28	45d	1	1.23mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	26d	1	1.24mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	26d	1	1.24mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	26d	1	1.25mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	45d	1	1.26mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	45d	1	1.32mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	22d	1	1.32mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	1.36mi
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	45d	1	1.43mi

HOA detail

• Monthly dues: $142 · $1,704/yr

Listing history 7 events

1. 2026-04-09
   status Pending
2. 2026-03-30
   historical 715-char remark

   Show marketing remark (715 chars)

   Looking for a home that offers both style and functionality? The thoughtfully designed Cecil Plan delivers modern living with comfortable space throughout. This two-story home features three spacious bedrooms, two full bathrooms, and a conveniently located half bath. Its clean, contemporary design is ideal for those seeking a low-maintenance lifestyle without sacrificing comfort or flexibility. A two-car garage and ample storage throughout add to the home's everyday practicality.Home Highlights: Split bedroom floor plan for added privacy Generous walk-in closets. All bedrooms are located upstairs, along with the laundry room for convenience. Oversized patio, perfect for outdoor living and entertaining.

3. 2026-03-13
   price $318,990
4. 2026-02-16
   price $319,990
5. 2026-01-28
   price $324,990
6. 2025-12-25
   listed $338,485 Active
7. 2023-04-12
   listed $318,990 715-char remark

   Show marketing remark (715 chars)

   Looking for a home that offers both style and functionality? The thoughtfully designed Cecil Plan delivers modern living with comfortable space throughout. This two-story home features three spacious bedrooms, two full bathrooms, and a conveniently located half bath. Its clean, contemporary design is ideal for those seeking a low-maintenance lifestyle without sacrificing comfort or flexibility. A two-car garage and ample storage throughout add to the home's everyday practicality.Home Highlights: Split bedroom floor plan for added privacy Generous walk-in closets. All bedrooms are located upstairs, along with the laundry room for convenience. Oversized patio, perfect for outdoor living and entertaining.

ⓘ 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: $4,874 · $406/mo
• Projected year-2 tax: $4,874 · $406/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,808
• − Mortgage interest: −$16,300
• − Property taxes: −$4,874
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$1,704
• − Depreciation: −$8,465
• Taxable loss: −$10,279
• Est. tax savings @ 24.0%: +$2,467
• After-tax cash flow: $-2,699/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

+0.0% since first listed

7 events — show timeline

• 2026-04-09 Pending — FMLS
• 2026-03-30 Listing Removed — GAMLS
• 2026-03-13 Price Changed $318,990 FMLS
• 2026-02-16 Price Changed $319,990 FMLS
• 2026-01-28 Price Changed $324,990 FMLS
• 2025-12-25 Listed $338,485 FMLS
• 2023-04-12 Listed $318,990 GAMLS

Property tax history

+27.9%/yr

Latest (2025): $4,874 · +44.1% YoY. Source: county tax records.