5235 Cantbury Way · Union City, GA 30349

$359,000

4 bd · 3.5 ba · 3,183 sqft · SingleFamily public records · 17 Days on market

Built 2018 5,837 sqft lot Est $423k · 15% under $30/mo HOA · 1% 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).

• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Beautiful and move-in ready 4 bedrooms 2 full baths home in very desirable Parkway Villages community. Best value in rapidly growing South Fulton near Airport and Camp Creek Market Place. Nice & bright home. very well maintained. Hardwood floor in the long entrance foyer leads to formal living and dining room surrounded by unique arches. Open concept floorplan. Spacious designer kitchen boasts beautiful cabinetry and tiled backsplash, granite counter top, large island, opens to oversized family room with fireplace. Perfect for gathering and entertaining. 2nd floor features oversized owner suite with trey ceiling, sitting area, large walk-in closet, spacious ensuite bathroom with double vanity, garden tub and separate tiled shower. Upstairs laundry and 3 additional spacious bedrooms and a full bath complete the upstairs. Nice and cozy level backyard with extended patio to enjoy and entertain. Come & See this beautiful home before it's gone!

Key facts

• Hardwood floor
• Designer kitchen
• Unique arches

Tags

• PARKWAY VILLAGES COMMUNITY
• HARDWOOD FLOOR
• FORMAL LIVING AND DINING ROOM
• UNIQUE ARCHES
• OPEN CONCEPT FLOORPLAN
• DESIGNER KITCHEN

Property features AI

Finance

• Other: Paved roads and other road frontage; Thermostat listed as a green/energy-efficient feature; County: Fulton, GA
• HOA & community: Homeowners association with quarterly fee; Association fee includes reserve fund; Community sidewalks and street lights

Exterior

• Parking: Attached garage with 2 garage spaces and garage door opener; Level driveway; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Electricity and natural gas available; Sewer and water available
• Home design: Two-story home; Brick front with frame construction; Composition roof; Built on slab foundation; Resale property
• Construction: Brick front and frame construction; Composition roof; Slab foundation
• Exterior features: Garden; Private entrance; Patio

Interior

• Kitchen: Kitchen island; Breakfast bar; Stained cabinets; Pantry; Stone or solid-surface counters; View into the family room; Dishwasher; Gas oven and gas range; Microwave; Refrigerator; Disposal
• Bedrooms: Four upper-level bedrooms; Oversized master with sitting room; split bedroom plan
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity, separate his and hers areas, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (forced air) with natural gas and zoned controls; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Disappearing attic stairs; Double vanities; His and hers closets; Tray ceilings; Walk-in closets; One factory-built fireplace in the family room; Double-pane windows with window treatments; No shared/common walls
• Laundry & utility: Laundry room on the upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (28.9% below list).
• Recommended offer: $255k (28.9% 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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 81% FRL vs 41% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 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 flat; 655 active listings in the ZIP; 6 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).
• At $2,551/mo this rent would consume 46% of the median local household income ($67k/yr) (locally 4258% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k 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 ($354k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago 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.
• Current owner paid $240k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $255,111 (28.9% 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $423,339
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5220 Cantbury Way	0.04mi	4/2.5	2,818 (-12%)	10mo	$350,000	$124	66
4734 Brookwood Pl	0.10mi	4/2.5	2,909 (-9%)	19mo	$385,999	$133	61
4913 Rapahoe Trl #7	0.05mi	5/3.0 (+1)	2,861 (-10%)	23mo	$385,000	$135	55
4677 Creekside Cv	0.74mi	3/2.5 (-1)	2,731 (-14%)	12mo	$309,900	$113	23

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 · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $164,509
• Equity at exit: $323,416

10-year hold

• IRR: 18.1%
• Equity multiple: 5.93×
• Total profit: $495,177
• Equity at exit: $697,458

Cash invested: $100,520 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,551 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$150
• HOA: −$30
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-406

Break-even live

Break-even rent $3,065

Max offer price $287,282

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-304	+0% $-406	+5% $-508	+10% $-609
Rent	-10% $-608	-5% $-507	+0% $-406	+5% $-305	+10% $-204
Rate	-1.0pp $-225	-0.5pp $-315	base $-406	+0.5pp $-499	+1.0pp $-594

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	24d	1	0.04mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	5d	1	0.71mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	18d	1	0.85mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	14d	1	0.85mi
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	45d	1	0.87mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	26d	1	1.21mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 10 events

1. 2026-06-21
   days on market $359,000 Active 17 DOM
2. 2026-06-18
   days on market $359,000 Active 14 DOM
3. 2026-06-17
   days on market $359,000 Active 13 DOM
4. 2026-06-16
   days on market $359,000 Active 12 DOM
5. 2026-06-15
   days on market $359,000 Active 11 DOM
6. 2026-06-13
   days on market $359,000 Active 9 DOM
7. 2026-06-09
   days on market $359,000 Active 5 DOM
8. 2026-06-08
   days on market $359,000 Active 4 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $359,000 Active 3 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: $4,310 · $359/mo
• Projected year-2 tax: $4,310 · $359/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: $30,613
• − Mortgage interest: −$20,110
• − Property taxes: −$4,310
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − HOA: −$360
• − Depreciation: −$10,444
• Taxable loss: −$11,303
• Est. tax savings @ 24.0%: +$2,713
• After-tax cash flow: $-2,159/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): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+44.1% since first listed

14 events — show timeline

• 2026-06-04 Listed $359,000 GAMLS
• 2026-06-04 Listed $359,000 FMLS
• 2024-09-22 Rental Removed $2,500 RENT.
• 2024-08-27 Listed for Rent $2,500 RENT.
• 2024-08-22 Rental Removed $2,500 RENT.
• 2024-08-15 Listed for Rent $2,500 RENT.
• 2018-09-20 Sold (MLS) $240,000 GAMLS
• 2018-09-20 Sold (MLS) $240,000 FMLS
• 2018-08-21 Pending — FMLS
• 2018-08-20 Pending — GAMLS
• 2018-08-09 Price Changed $244,990 GAMLS
• 2018-08-08 Price Changed $244,990 FMLS
• 2018-07-30 Listed $249,130 GAMLS
• 2018-07-30 Listed $249,130 FMLS

Property tax history

+45.7%/yr

Latest (2025): $4,310 · +82.7% YoY. Source: county tax records.