4422 Pinscher St · South Fulton, GA 30291

$235,000

3 bd · 2.5 ba · 1,560 sqft · Townhouse public records · 9 Days on market

Built 2020 958 sqft lot Est $198k · 19% over $98/mo HOA · 5% 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
• Cash flow +7.9/30.0
• Schools +4.5/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Freshly painted and thoughtfully renovated, this move-in-ready home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. Recent improvements include a new HVAC system, providing added peace of mind for the next owner. The spacious layout features abundant natural light, seamless living spaces, and a functional design that accommodates a variety of lifestyles. Conveniently located in Union City, the property offers close proximity to Atlanta, Hartsfield-Jackson Atlanta International Airport, major highways, shopping, dining, and entertainment. Whether you're a first-time homebuyer or looking for your next home, this property is ready for immediate enjoyment.

Key facts

• Open floor plan
• New hvac system
• $98 HOA

Tags

• NEW HVAC SYSTEM
• OPEN FLOOR PLAN
• ABUNDANT NATURAL LIGHT
• CLOSE PROXIMITY TO ATLANTA
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING

Property features AI

Finance

• Other: Paved city street frontage; Directions available
• HOA & community: Homeowners association with a $98 monthly fee that includes grounds maintenance; One unit in the community

Exterior

• Parking: Deeded parking (2 spaces)
• Utilities: Public water; Public sewer; Electricity available (110 volts); Underground utilities; Sewer available; Water available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: HardiPlank-type siding; Composition roof; Slab foundation; Built using energy-efficient appliances
• Exterior features: Back yard fencing; Patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Range hood; Refrigerator; Pantry; Stone counters
• Bedrooms: Oversized master; Three upper-level bedrooms
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity and tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Double vanity; Walk-in closet(s); Double pane windows; 2+ common walls; Open concept dining area; Pantry; Stone countertops
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (18.9% below list).
• Recommended offer: $191k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Oakley Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 712 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,905/mo this rent would consume 47% 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 $25k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

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 $190,523 (18.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $198,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Ashigan St	0.07mi	3/2.5	1,620 (+4%)	3mo	$205,000	$127	88
316 Ashigan St	0.07mi	4/2.5 (+1)	1,648 (+6%)	17mo	$251,000	$152	68
6334 Hickory Lane Cir	0.67mi	4/3.0 (+1)	1,693 (+8%)	4mo	$195,000	$115	44
6338 Hickory Lane Cir	0.67mi	4/3.0 (+1)	1,693 (+8%)	8mo	$178,000	$105	41
7113 Forest Ln	0.52mi	2/2.0 (-1)	1,700 (+9%)	22mo	$220,000	$129	35
7141 Woodridge Ln	0.42mi	2/2.0 (-1)	1,779 (+14%)	19mo	$220,000	$124	34
6356 Hickory Lane Cir	0.66mi	4/3.0 (+1)	1,773 (+14%)	15mo	$226,000	$127	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: 20.9%
• Equity multiple: 2.68×
• Total profit: $110,869
• Equity at exit: $211,707

10-year hold

• IRR: 18.8%
• Equity multiple: 6.11×
• Total profit: $336,065
• Equity at exit: $456,553

Cash invested: $65,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$98
• HOA: −$98
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-247

Break-even live

Break-even rent $2,217

Max offer price $191,442

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-180	+0% $-247	+5% $-313	+10% $-380
Rent	-10% $-397	-5% $-322	+0% $-247	+5% $-171	+10% $-96
Rate	-1.0pp $-128	-0.5pp $-187	base $-247	+0.5pp $-307	+1.0pp $-369

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.06mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	45d	1	0.07mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	45d	1	0.08mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,685	$1.91	0d	5	0.09mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	23d	1	0.09mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	14d	1	0.10mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	6d	1	0.58mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	0.73mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	45d	1	0.74mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	26d	1	0.83mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	7d	1	0.91mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	22d	1	1.07mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	1.16mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	1.16mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	7d	21	1.19mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	4d	1	1.33mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	1.36mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	23	1.37mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	0d	17	1.40mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,925	$1.42	0d	5	1.41mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	26d	1	1.42mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	45d	1	1.42mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	6d	1	1.42mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	1.42mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	22d	1	1.42mi

HOA detail

• Monthly dues: $98 · $1,176/yr

Listing history 7 events

1. 2026-06-21
   days on market $235,000 Active 9 DOM
2. 2026-06-18
   days on market $235,000 Active 6 DOM
3. 2026-06-17
   days on market $235,000 Active 5 DOM
4. 2026-06-16
   days on market $235,000 Active 4 DOM
5. 2026-06-15
   days on market $235,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $235,000 Active 1 DOM

ⓘ 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: $3,881 · $323/mo
• Projected year-2 tax: $3,881 · $323/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 ≥105°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: $22,863
• − Mortgage interest: −$13,164
• − Property taxes: −$3,881
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$1,176
• − Depreciation: −$6,836
• Taxable loss: −$7,027
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $-1,272/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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• 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

2 events — show timeline

• 2026-06-12 Listed $235,000 GAMLS
• 2026-06-12 Listed $235,000 FMLS

Property tax history

+80.0%/yr

Latest (2025): $3,881 · -0.0% YoY. Source: county tax records.