1425 Maple Valley Ct · Union City, GA 30291

$189,900

3 bd · 3.0 ba · 1,770 sqft · Townhouse public records · 17 Days on market

Built 2005 3,049 sqft lot Est $292k · 35% under $70/mo HOA · 4% of rent

---

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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.2/10.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mostly renovated two story fee simple townhome. All new flooring throughout and freshly painted. Spacious family room. Large master bedroom with 2 walk-in closets. Each guest bedroom have walk-in closets. This is a great deal at this low price! Priced thousands below any other home in this popular community. Only minutes to downtown & Historic Union City, the Atlanta Airport and, I-85.

Key facts

• Popular community
• New flooring
• Walk-in closets

Tags

• NEW FLOORING
• WALK-IN CLOSETS
• MINUTES TO DOWNTOWN
• POPULAR COMMUNITY

Property features AI

Finance

• HOA & community: Homeowners association with a $70 monthly fee; Community features include sidewalks, street lights, nearby park, nearby schools, shopping, public transport

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable available; Electricity available; Water available; Sewer available
• Home design: Two-level home; Updated/remodeled condition; Fee simple ownership
• Construction: Brick-front with vinyl siding; Composition roof
• Exterior features: Private yard; Garden; Patio

Interior

• Kitchen: Breakfast area; Pantry; Cabinets with other finishes; Other countertop surfaces; Open view to family room; Refrigerator; Electric range; Dishwasher; Garbage disposal
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Three full bathrooms; One full bathroom on main level; Two full bathrooms on upper level; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; 9-ft ceilings on main and upper levels; Vaulted ceilings; High-speed internet; Walk-in closets; Double-pane windows; Window treatments; Shared walls with adjacent units (2+ common walls)
• Laundry & utility: Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Campbell Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 568 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 90% FRL vs 41% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 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 $187,051 (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: 1.02% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $292,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Switcher Ct	0.25mi	4/2.5 (+1)	1,817 (+3%)	2mo	$299,900	$165	75
298 Switcher Ct	0.25mi	4/2.5 (+1)	1,817 (+3%)	3mo	$299,000	$165	75
296 Switcher Ct	0.25mi	4/2.5 (+1)	1,817 (+3%)	3mo	$299,900	$165	74
302 Switcher Ct	0.24mi	4/2.5 (+1)	1,817 (+3%)	4mo	$299,900	$165	74
175 Stanchion Dr	0.27mi	3/2.5	1,817 (+3%)	9mo	$299,900	$165	74
294 Switcher Ct	0.26mi	4/2.5 (+1)	1,817 (+3%)	3mo	$311,900	$172	74
169 Stanchion Dr	0.28mi	3/2.5	1,817 (+3%)	9mo	$299,900	$165	73
280 Switcher Ct	0.29mi	4/2.5 (+1)	1,817 (+3%)	5mo	$311,900	$172	70
189 Stanchion Dr	0.25mi	4/2.5 (+1)	1,817 (+3%)	9mo	$299,900	$165	70
930 Parkway Rd	0.23mi	4/3.0 (+1)	1,668 (-6%)	7mo	$210,000	$126	68
420 Camrose Ave	0.33mi	4/2.5 (+1)	1,817 (+3%)	9mo	$311,900	$172	66
428 Camrose Ave	0.34mi	4/2.5 (+1)	1,817 (+3%)	9mo	$299,900	$165	65

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: 25.8%
• Equity multiple: 3.05×
• Total profit: $109,208
• Equity at exit: $171,077

10-year hold

• IRR: 22.5%
• Equity multiple: 6.89×
• Total profit: $313,057
• Equity at exit: $368,934

Cash invested: $53,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$996
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$79
• HOA: −$70
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $114

Break-even live

Break-even rent $1,793

Max offer price $189,900

Occupancy floor 89%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	43d	1	0.21mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	24d	1	0.26mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	19d	1	0.27mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	3d	1	0.30mi
100 Spring Ct Fairburn, GA	2.0	1.0	1900	$1,075	$0.57	24d	1	0.67mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	43d	1	1.01mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	43d	1	1.05mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	1.07mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	1d	1	1.09mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	43d	1	1.17mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	1.29mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	1.36mi
330 Avalon Sq Fairburn, GA	3.0	2.5	2047	$2,950	$1.44	24d	1	1.39mi
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	43d	1	1.44mi
7599 Avalon Blvd Fairburn, GA	3.0	2.5	1648	$2,039	$1.24	2d	1	1.44mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	5d	1	1.47mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	12d	1	1.47mi
152 Rivertown Rd Fairburn, GA	3.0	2.0	1550	$3,500	$2.26	22d	1	1.48mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 13 events

1. 2026-06-18
   days on market $189,900 Active 17 DOM
2. 2026-06-17
   days on market $189,900 Active 16 DOM
3. 2026-06-16
   days on market $189,900 Active 15 DOM
4. 2026-06-15
   price $189,900 Active 14 DOM
5. 2026-06-15
   days on market $192,500 Active 14 DOM
6. 2026-06-13
   days on market $192,500 Active 12 DOM
7. 2026-06-09
   days on market $192,500 Active 8 DOM
8. 2026-06-08
   days on market $192,500 Active 7 DOM
9. 2026-06-07
   days on market $192,500 Active 6 DOM
10. 2026-06-04
    days on market $192,500 Active 3 DOM
11. 2026-06-03
    days on market $192,500 Active 2 DOM
12. 2026-06-02
    remarks 390-char remark
13. 2026-06-02
    listed $192,500 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 · 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: $23,243
• − Mortgage interest: −$10,637
• − Property taxes: −$3,259
• − Insurance: −$950
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − HOA: −$840
• − Depreciation: −$5,524
• Taxable loss: −$1,686
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $1,768/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

2 events — show timeline

• 2026-06-01 Listed $192,500 GAMLS
• 2026-06-01 Listed $192,500 FMLS

Property tax history

+5.2%/yr

Latest (2025): $3,259 · +110.9% YoY. Source: county tax records.