10322 Deep Creek Cv · Union City, GA 30291

$309,900

3 bd · 2.0 ba · 2,020 sqft · SingleFamily public records · 68 Days on market

Built 2002 0.33 ac lot $153/sqft · 8% above area Est $286k · 8% over

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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 +7.6/30.0
• Schools +4.5/10.0
• ARV discount +3.8/15.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 2-bathroom home in Union City! This inviting property features a modern open floor plan designed for both comfort and functionality. The spacious kitchen flows seamlessly into the living area, making it perfect for entertaining or everyday living. Enjoy an abundance of natural light throughout the home, creating a bright and airy atmosphere in every room. Thoughtfully updated with stylish finishes, this home offers the perfect blend of charm and contemporary living. Don't miss the opportunity to make this move-in-ready gem yours!

Key facts

• 0.33 acre lot
• 4 garage spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (27.6% below list).
• Recommended offer: $224k (27.6% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+2.2%/yr); 174 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,243/mo this rent would consume 56% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $152k; list at $310k implies a 105% gain — meaningful room to come down on a strong offer.

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 $224,269 (27.6% 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 68 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $286,404
• List price: $309,900
• Delta: 8.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10119 Deep Creek Dr	0.14mi	4/2.5 (+1)	1,945 (-4%)	4mo	$263,000	$135	76
4405 Roche St	0.35mi	3/2.5	1,936 (-4%)	4mo	$245,000	$127	71
10101 Deep Creek Dr	0.26mi	4/3.0 (+1)	2,107 (+4%)	2mo	$340,000	$161	70
10204 Deep Creek Pl	0.26mi	4/2.5 (+1)	2,002 (-1%)	13mo	$295,000	$147	69
10314 Deep Creek Cv	0.05mi	3/2.5	1,721 (-15%)	7mo	$210,000	$122	65
4108 Robin Cir	0.40mi	3/2.5	1,786 (-12%)	3mo	$240,000	$134	57
3426 Newgold Trce	0.46mi	3/2.5	1,832 (-9%)	5mo	$265,000	$145	57
4510 Swan Trce	0.32mi	3/2.5	1,744 (-14%)	4mo	$200,000	$115	57
135 Jennah Gln	0.73mi	4/2.5 (+1)	2,110 (+4%)	2mo	$305,000	$145	50
3218 Diamond Blf	0.65mi	3/2.5	1,805 (-11%)	4mo	$249,000	$138	47
4676 Ravenwood Loop	0.51mi	3/2.5	1,817 (-10%)	15mo	$255,000	$140	45
811 Lake Chase	0.59mi	4/2.5 (+1)	2,240 (+11%)	13mo	$305,000	$136	36

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $143,462
• Equity at exit: $279,182

10-year hold

• IRR: 18.5%
• Equity multiple: 6.04×
• Total profit: $437,550
• Equity at exit: $602,068

Cash invested: $86,772 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-370

Break-even live

Break-even rent $2,711

Max offer price $256,371

Occupancy floor —

Sensitivity live

Price	-10% $-156	-5% $-263	+0% $-370	+5% $-477	+10% $-584
Rent	-10% $-547	-5% $-459	+0% $-370	+5% $-281	+10% $-193
Rate	-1.0pp $-214	-0.5pp $-291	base $-370	+0.5pp $-450	+1.0pp $-532

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	25d	1	0.18mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	25d	1	0.18mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	6d	1	0.23mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	45d	1	0.25mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	45d	1	0.34mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	45d	1	0.34mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	45d	1	0.40mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	0d	5	0.40mi
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,335	$1.14	0d	13	0.43mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	25d	1	0.47mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	5d	1	0.47mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	45d	1	0.49mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	45d	1	0.49mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	16d	1	0.49mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	45d	1	0.52mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	45d	1	0.60mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	22d	1	0.60mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	6d	1	0.67mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	45d	1	0.67mi
1008 Eldon Ln Fairburn, GA	4.0	3.0	2402	$2,539	$1.06	13d	1	0.68mi
801 Lake Chase Fairburn, GA	4.0	2.0	2636	$2,570	$0.97	25d	1	0.71mi
1013 Eldon Ln Fairburn, GA	4.0	2.5	2440	$2,379	$0.97	18d	1	0.71mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	45d	1	0.76mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	45d	1	0.81mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,011	$1.22	0d	1	0.99mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	45d	1	1.04mi
6155 Dodson Rd Fairburn, GA	4.0	2.5	2400	$2,600	$1.08	14d	1	1.16mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	25d	1	1.29mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	3d	1	1.42mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	45d	1	1.47mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	6d	1	1.47mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	22d	1	1.47mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	25d	1	1.47mi
165 Fireside Way Fairburn, GA	4.0	3.0	2230	$2,396	$1.07	45d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $309,900 Active 68 DOM
2. 2026-06-18
   days on market $309,900 Active 65 DOM
3. 2026-06-17
   days on market $309,900 Active 64 DOM
4. 2026-06-16
   days on market $309,900 Active 63 DOM
5. 2026-06-15
   pricedays on market $309,900 Active 62 DOM
6. 2026-06-13
   days on market $319,900 Active 60 DOM
7. 2026-06-09
   days on market $319,900 Active 56 DOM
8. 2026-06-08
   days on market $319,900 Active 55 DOM
9. 2026-06-07
   days on market $319,900 Active 54 DOM
10. 2026-06-04
    days on market $319,900 Active 51 DOM
11. 2026-06-03
    days on market $319,900 Active 50 DOM
12. 2026-06-01
    days on market $319,900 Active 48 DOM
13. 2026-05-31
    days on market $319,900 Active 47 DOM
14. 2026-04-30
    price $324,900 584-char remark

    Show marketing remark (584 chars)

    Welcome to this beautifully renovated 3-bedroom, 2-bathroom home in Union City! This inviting property features a modern open floor plan designed for both comfort and functionality. The spacious kitchen flows seamlessly into the living area, making it perfect for entertaining or everyday living. Enjoy an abundance of natural light throughout the home, creating a bright and airy atmosphere in every room. Thoughtfully updated with stylish finishes, this home offers the perfect blend of charm and contemporary living. Don't miss the opportunity to make this move-in-ready gem yours!

15. 2026-04-29
    price $324,900 584-char remark

    Show marketing remark (584 chars)

    Welcome to this beautifully renovated 3-bedroom, 2-bathroom home in Union City! This inviting property features a modern open floor plan designed for both comfort and functionality. The spacious kitchen flows seamlessly into the living area, making it perfect for entertaining or everyday living. Enjoy an abundance of natural light throughout the home, creating a bright and airy atmosphere in every room. Thoughtfully updated with stylish finishes, this home offers the perfect blend of charm and contemporary living. Don't miss the opportunity to make this move-in-ready gem yours!

16. 2026-04-14
    listed $334,900 New 584-char remark

    Show marketing remark (584 chars)

    Welcome to this beautifully renovated 3-bedroom, 2-bathroom home in Union City! This inviting property features a modern open floor plan designed for both comfort and functionality. The spacious kitchen flows seamlessly into the living area, making it perfect for entertaining or everyday living. Enjoy an abundance of natural light throughout the home, creating a bright and airy atmosphere in every room. Thoughtfully updated with stylish finishes, this home offers the perfect blend of charm and contemporary living. Don't miss the opportunity to make this move-in-ready gem yours!

17. 2026-04-14
    listed $334,900 Active 584-char remark

    Show marketing remark (584 chars)

    Welcome to this beautifully renovated 3-bedroom, 2-bathroom home in Union City! This inviting property features a modern open floor plan designed for both comfort and functionality. The spacious kitchen flows seamlessly into the living area, making it perfect for entertaining or everyday living. Enjoy an abundance of natural light throughout the home, creating a bright and airy atmosphere in every room. Thoughtfully updated with stylish finishes, this home offers the perfect blend of charm and contemporary living. Don't miss the opportunity to make this move-in-ready gem yours!

18. 2026-02-24
    soldstatus $151,500
19. 2026-01-29
    soldstatus $141,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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: $26,912
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$9,015
• Taxable loss: −$9,966
• Est. tax savings @ 24.0%: +$2,392
• After-tax cash flow: $-2,047/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

+129.6% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $324,900 FMLS
• 2026-04-29 Price Changed $324,900 GAMLS
• 2026-04-14 Listed $334,900 FMLS
• 2026-04-14 Listed $334,900 GAMLS
• 2026-02-24 Sold (Public Records) $151,500 Public Records
• 2026-01-29 Sold (Public Records) $141,500 Public Records

Property tax history

-22.9%/yr

Latest (2014): $3 · -54.1% YoY. Source: county tax records.