9432 Lakeview Rd #53 · Union City, GA 30291

$255,000

3 bd · 2.5 ba · 1,629 sqft · SingleFamily public records · 17 Days on market

Built 2006 3,615 sqft lot $157/sqft · 15% below area Est $300k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +10.9/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Unlock the potential in this 4-bedroom, 2.5-bath home-an ideal opportunity for investors or homeowners ready to add their personal touch and build equity. Featuring a spacious open floor plan, the main living area flows seamlessly into the dining space and kitchen, offering a solid foundation for modern updates and future value. Natural light fills the home, enhancing the generous layout and highlighting the possibilities throughout. The well-sized bedrooms provide flexibility for rental income, guest accommodations, or a home office, while the primary suite offers a private retreat with room to elevate and customize. With fresh paint, new carpet, vinyl flooring and new roof already in plac

Key facts

• 3,615 sq ft lot
• Garage
• Built 2006

Property features AI

Finance

• Financial info: Investor-owned; Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Has association; Association fee covers maintenance of grounds

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; House; Two levels; Resale property
• Construction: Built in 2006
• Exterior features: Composition roof; Vinyl siding; Located on a cul-de-sac; Level lot; Lake in the community

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Walk-in closet(s); Fireplace
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (18.9% below list).
• Recommended offer: $207k (18.9% 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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 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 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,068/mo this rent would consume 52% 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 $27k of equity ($2k loan paydown + $26k 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 ~$44k 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 ($251k) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,819 (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. 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: 0.81% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $299,826
• List price: $255,000
• Delta: -16.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4121 Ravenwood Ct	0.35mi	3/3.0	1,556 (-4%)	4mo	$232,000	$149	71
4410 Roche St	0.43mi	3/3.5	1,680 (+3%)	6mo	$235,000	$140	66
4654 Ravenwood Loop	0.57mi	3/2.5	1,711 (+5%)	3mo	$230,000	$134	62
4510 Swan Trce	0.48mi	3/2.5	1,744 (+7%)	4mo	$200,000	$115	62
4108 Robin Cir	0.46mi	3/2.5	1,786 (+10%)	3mo	$240,000	$134	60
10314 Deep Creek Cv	0.59mi	3/2.5	1,721 (+6%)	7mo	$210,000	$122	58
3426 Newgold Trce	0.39mi	3/2.5	1,832 (+12%)	5mo	$265,000	$145	57
3218 Diamond Blf	0.48mi	3/2.5	1,805 (+11%)	4mo	$249,000	$138	56
5920 Rock Rd	0.74mi	4/2.0 (+1)	1,620 (-1%)	1mo	$265,000	$164	56
5953 Armour Dr	0.74mi	3/2.5	1,536 (-6%)	5mo	$229,000	$149	52
8236 Eastshore Dr	0.55mi	3/2.0	1,830 (+12%)	12mo	$261,300	$143	42
5225 Koweta Rd	0.66mi	3/2.0	1,839 (+13%)	9mo	$170,000	$92	38

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: 22.7%
• Equity multiple: 2.82×
• Total profit: $130,097
• Equity at exit: $229,724

10-year hold

• IRR: 20.1%
• Equity multiple: 6.40×
• Total profit: $385,538
• Equity at exit: $495,409

Cash invested: $71,400 (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: $2,068 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-112

Break-even live

Break-even rent $2,210

Max offer price $235,163

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-40	+0% $-112	+5% $-184	+10% $-257
Rent	-10% $-276	-5% $-194	+0% $-112	+5% $-31	+10% $51
Rate	-1.0pp $16	-0.5pp $-47	base $-112	+0.5pp $-178	+1.0pp $-246

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	2d	1	0.28mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	44d	1	0.28mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	16d	1	0.28mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	25d	1	0.28mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	25d	1	0.36mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	13d	1	0.36mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	44d	1	0.44mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	6d	1	0.46mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	44d	1	0.46mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	44d	1	0.47mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	25d	1	0.51mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	44d	1	0.51mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	25d	1	0.52mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	25d	1	0.52mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	44d	1	0.54mi
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,335	$1.14	2d	10	0.57mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	6d	1	0.57mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	25d	1	0.61mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	44d	1	0.65mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	25d	1	0.73mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	44d	1	0.73mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	21d	1	0.73mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	2d	1	0.87mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	2d	6	0.88mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	0.96mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	3d	1	0.96mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	4d	1	0.98mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	45d	1	1.03mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	16d	1	1.03mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	44d	1	1.03mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	1.05mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	4d	1	1.05mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	44d	1	1.10mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	1.12mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	44d	1	1.12mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	44d	1	1.15mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	25d	1	1.17mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	1.17mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	44d	1	1.17mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	25d	1	1.25mi

Listing history 11 events

1. 2026-06-21
   days on market $255,000 Active 17 DOM
2. 2026-06-18
   statusdays on market $255,000 Active 14 DOM
3. 2026-06-17
   days on market $255,000 New 13 DOM
4. 2026-06-16
   days on market $255,000 New 12 DOM
5. 2026-06-15
   days on market $255,000 New 11 DOM
6. 2026-06-13
   days on market $255,000 New 9 DOM
7. 2026-06-09
   days on market $255,000 New 5 DOM
8. 2026-06-08
   days on market $255,000 New 4 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $255,000 New 3 DOM
10. 2026-05-13
    historical
11. 2026-03-23
    listed $250,000 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: $3,632 · $303/mo
• Projected year-2 tax: $3,632 · $303/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 ≥103°F today · 18 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: $24,818
• − Mortgage interest: −$14,284
• − Property taxes: −$3,632
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$7,418
• Taxable loss: −$5,762
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $35/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

+2.0% since first listed

3 events — show timeline

• 2026-06-03 Listed $255,000 GAMLS
• 2026-05-13 Listing Removed — GAMLS
• 2026-03-23 Listed $250,000 GAMLS

Property tax history

+5.6%/yr

Latest (2025): $3,632 · +38.9% YoY. Source: county tax records.