132 Park Ln · Union City, GA 30213

$399,494

4 bd · 3.0 ba · 4,081 sqft · SingleFamily public records · 47 Days on market

Built 2021 7,840 sqft lot $50/mo HOA · 1% of rent ↓ 16% since listing

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

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Model home now for sale! Beautiful new construction ranch home in sought after neighborhood near the new Grady Hospital in South Fulton. Enjoy this spacious, open concept plan with upgraded kitchen including island, premium finishes such as modern cabinetry and quartz countertops, spacious owner's retreat on the main level, secondary bedrooms with plenty of closet space, a second story flex space with full bathroom to use as loft or bedroom, plus a two-car garage. All appliances are included for a truly move in ready home! Enclave at Parkway Village offers a prime location near everything you need. Nestled in a quiet cul-de-sac, this community is perfect for the buyer that wants to be close to the city, but far away from the traffic and noise. Community Highlights include walkable convenience: stroll to stores such as Publix, Chick-fil-A, retail shops, and dining at Parkway Village Shopping Center, easy airport access: just 12 miles from Hartsfield Jackson Airport, effortless commuting: easy access to I-85 and I-285 via South Fulton Parkway and Highway 92, outdoor recreation: tee off at Wolf Creek Golf Club or explore 800 scenic acres at Cochran Mill Park. Our homes are perfect for today's lifestyles, blending functionality, flexibility, and style. Whether you're starting fresh, growing your family, or looking to downsize, there's a home here for you! Reach out to schedule your tour today.

Key facts

• Owner's retreat
• Move in ready home
• Upgraded kitchen

Tags

• NEW CONSTRUCTION RANCH HOME
• UPGRADED KITCHEN
• PREMIUM FINISHES
• OWNER'S RETREAT
• SECOND STORY FLEX SPACE
• MOVE IN READY HOME

🏗️ New construction. The $399,494 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $550,935.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-873 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (5.9% below list).
• Recommended offer: $376k (5.9% 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: 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); 546 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $3,760/mo this rent would consume 48% of the median local household income ($94k/yr) (locally 1025% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 47 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $375,985 (5.9% 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 47 days. Have you received any prior offers? Is the seller open to a 6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.68% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $550,935
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Eagles Pt	0.73mi	5/3.0 (+1)	3,714 (-9%)	13mo	$500,000	$135	35

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: -28.6%
• Equity multiple: 0.05×
• Total profit: $-146,586
• Equity at exit: $82,146

10-year hold

• IRR: -30.0%
• Equity multiple: -0.34×
• Total profit: $-206,137
• Equity at exit: $47,635

Cash invested: $154,262 (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: 546
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,760 medium
• Mortgage (P&I): −$2,889
• Tax from tax record: −$675 /mo · $8,098/yr
• Insurance: −$230
• HOA: −$50
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $-873

Break-even live

Break-even rent $4,865

Max offer price $396,665

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-717	+0% $-873	+5% $-1,029	+10% $-1,185
Rent	-10% $-1,170	-5% $-1,022	+0% $-873	+5% $-725	+10% $-576
Rate	-1.0pp $-596	-0.5pp $-733	base $-873	+0.5pp $-1,016	+1.0pp $-1,161

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: $137,734
• Closing costs: $16,528
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5405 Rosewood Pl Fairburn, GA	5.0	4.0	3405	$4,800	$1.41	45d	1	0.89mi
4775 Jones Rd Fairburn, GA	4.0	2.5	3831	$3,500	$0.91	45d	1	0.99mi
1124 Sly Fox Run Fairburn, GA	5.0	4.0	3064	$3,750	$1.22	45d	1	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 9 events

1. 2026-04-06
   status Under Contract 1412-char remark

   Show marketing remark (1412 chars)

   Model home now for sale! Beautiful new construction ranch home in sought after neighborhood near the new Grady Hospital in South Fulton. Enjoy this spacious, open concept plan with upgraded kitchen including island, premium finishes such as modern cabinetry and quartz countertops, spacious owner's retreat on the main level, secondary bedrooms with plenty of closet space, a second story flex space with full bathroom to use as loft or bedroom, plus a two-car garage. All appliances are included for a truly move in ready home! Enclave at Parkway Village offers a prime location near everything you need. Nestled in a quiet cul-de-sac, this community is perfect for the buyer that wants to be close to the city, but far away from the traffic and noise. Community Highlights include walkable convenience: stroll to stores such as Publix, Chick-fil-A, retail shops, and dining at Parkway Village Shopping Center, easy airport access: just 12 miles from Hartsfield Jackson Airport, effortless commuting: easy access to I-85 and I-285 via South Fulton Parkway and Highway 92, outdoor recreation: tee off at Wolf Creek Golf Club or explore 800 scenic acres at Cochran Mill Park. Our homes are perfect for today's lifestyles, blending functionality, flexibility, and style. Whether you're starting fresh, growing your family, or looking to downsize, there's a home here for you! Reach out to schedule your tour today.

2. 2026-04-06
   status Pending

   Show marketing remark (1412 chars)

   Model home now for sale! Beautiful new construction ranch home in sought after neighborhood near the new Grady Hospital in South Fulton. Enjoy this spacious, open concept plan with upgraded kitchen including island, premium finishes such as modern cabinetry and quartz countertops, spacious owner's retreat on the main level, secondary bedrooms with plenty of closet space, a second story flex space with full bathroom to use as loft or bedroom, plus a two-car garage. All appliances are included for a truly move in ready home! Enclave at Parkway Village offers a prime location near everything you need. Nestled in a quiet cul-de-sac, this community is perfect for the buyer that wants to be close to the city, but far away from the traffic and noise. Community Highlights include walkable convenience: stroll to stores such as Publix, Chick-fil-A, retail shops, and dining at Parkway Village Shopping Center, easy airport access: just 12 miles from Hartsfield Jackson Airport, effortless commuting: easy access to I-85 and I-285 via South Fulton Parkway and Highway 92, outdoor recreation: tee off at Wolf Creek Golf Club or explore 800 scenic acres at Cochran Mill Park. Our homes are perfect for today's lifestyles, blending functionality, flexibility, and style. Whether you're starting fresh, growing your family, or looking to downsize, there's a home here for you! Reach out to schedule your tour today.

3. 2026-02-18
   listed $399,494 New 1412-char remark

   Show marketing remark (1412 chars)

   Model home now for sale! Beautiful new construction ranch home in sought after neighborhood near the new Grady Hospital in South Fulton. Enjoy this spacious, open concept plan with upgraded kitchen including island, premium finishes such as modern cabinetry and quartz countertops, spacious owner's retreat on the main level, secondary bedrooms with plenty of closet space, a second story flex space with full bathroom to use as loft or bedroom, plus a two-car garage. All appliances are included for a truly move in ready home! Enclave at Parkway Village offers a prime location near everything you need. Nestled in a quiet cul-de-sac, this community is perfect for the buyer that wants to be close to the city, but far away from the traffic and noise. Community Highlights include walkable convenience: stroll to stores such as Publix, Chick-fil-A, retail shops, and dining at Parkway Village Shopping Center, easy airport access: just 12 miles from Hartsfield Jackson Airport, effortless commuting: easy access to I-85 and I-285 via South Fulton Parkway and Highway 92, outdoor recreation: tee off at Wolf Creek Golf Club or explore 800 scenic acres at Cochran Mill Park. Our homes are perfect for today's lifestyles, blending functionality, flexibility, and style. Whether you're starting fresh, growing your family, or looking to downsize, there's a home here for you! Reach out to schedule your tour today.

4. 2026-02-18
   listed $399,494 Active

   Show marketing remark (1412 chars)

   Model home now for sale! Beautiful new construction ranch home in sought after neighborhood near the new Grady Hospital in South Fulton. Enjoy this spacious, open concept plan with upgraded kitchen including island, premium finishes such as modern cabinetry and quartz countertops, spacious owner's retreat on the main level, secondary bedrooms with plenty of closet space, a second story flex space with full bathroom to use as loft or bedroom, plus a two-car garage. All appliances are included for a truly move in ready home! Enclave at Parkway Village offers a prime location near everything you need. Nestled in a quiet cul-de-sac, this community is perfect for the buyer that wants to be close to the city, but far away from the traffic and noise. Community Highlights include walkable convenience: stroll to stores such as Publix, Chick-fil-A, retail shops, and dining at Parkway Village Shopping Center, easy airport access: just 12 miles from Hartsfield Jackson Airport, effortless commuting: easy access to I-85 and I-285 via South Fulton Parkway and Highway 92, outdoor recreation: tee off at Wolf Creek Golf Club or explore 800 scenic acres at Cochran Mill Park. Our homes are perfect for today's lifestyles, blending functionality, flexibility, and style. Whether you're starting fresh, growing your family, or looking to downsize, there's a home here for you! Reach out to schedule your tour today.

5. 2026-02-18
   historical

   Show marketing remark (1412 chars)

   Model home now for sale! Beautiful new construction ranch home in sought after neighborhood near the new Grady Hospital in South Fulton. Enjoy this spacious, open concept plan with upgraded kitchen including island, premium finishes such as modern cabinetry and quartz countertops, spacious owner's retreat on the main level, secondary bedrooms with plenty of closet space, a second story flex space with full bathroom to use as loft or bedroom, plus a two-car garage. All appliances are included for a truly move in ready home! Enclave at Parkway Village offers a prime location near everything you need. Nestled in a quiet cul-de-sac, this community is perfect for the buyer that wants to be close to the city, but far away from the traffic and noise. Community Highlights include walkable convenience: stroll to stores such as Publix, Chick-fil-A, retail shops, and dining at Parkway Village Shopping Center, easy airport access: just 12 miles from Hartsfield Jackson Airport, effortless commuting: easy access to I-85 and I-285 via South Fulton Parkway and Highway 92, outdoor recreation: tee off at Wolf Creek Golf Club or explore 800 scenic acres at Cochran Mill Park. Our homes are perfect for today's lifestyles, blending functionality, flexibility, and style. Whether you're starting fresh, growing your family, or looking to downsize, there's a home here for you! Reach out to schedule your tour today.

6. 2026-01-23
   status Back On Market
7. 2026-01-22
   status Under Contract
8. 2026-01-22
   price $444,168
9. 2025-11-04
   listed $474,168 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: $8,098 · $675/mo
• Projected year-2 tax: $8,098 · $675/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: $45,118
• − Mortgage interest: −$30,861
• − Property taxes: −$8,098
• − Insurance: −$2,755
• − Repairs & maintenance: −$3,609
• − Management: −$3,609
• − HOA: −$600
• − Depreciation: −$16,027
• Taxable loss: −$20,442
• Est. tax savings @ 24.0%: +$4,906
• After-tax cash flow: $-5,573/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): 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

-15.7% since first listed

9 events — show timeline

• 2026-04-06 Pending — GAMLS
• 2026-04-06 Pending — FMLS
• 2026-02-18 Listing Removed — GAMLS
• 2026-02-18 Listed $399,494 FMLS
• 2026-02-18 Listed $399,494 GAMLS
• 2026-01-23 Relisted — GAMLS
• 2026-01-22 Pending — GAMLS
• 2026-01-22 Price Changed $444,168 GAMLS
• 2025-11-04 Listed $474,168 GAMLS

Property tax history

+140.8%/yr

Latest (2025): $8,098 · +1026.6% YoY. Source: county tax records.