5140 High Point Rd #21 · Union City, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 5/10 · Moderate
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +30.0/30.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Appreciation +10.0/10.0
- ARV discount +7.5/15.0
- Rent growth +3.1/5.0
- Livability +2.9/5.0
- Schools +2.4/10.0
- Condition / age +2.2/5.0
$100,000
5140 High Point Rd #21 · Union City, GA 30291
3 bd · 2.5 ba · 1,344 sqft · Townhouse
public records
· 31 Days on market
Built 1973
1,350 sqft lot
$74/sqft
· 62% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Opportunity knocks in Union City! This 3BR/1.5BA condo offers 1,209 sq ft and an unbeatable entry price only. Whether you're a first-time buyer ready to stop renting and start building equity, or an investor looking to add an asset to your portfolio, this two-level traditional checks the boxes. A great Fulton County location, and room to add your personal touch make this one a smart move at any stage of your real estate journey. Appointment only, schedule your showing today!
Key facts
- Built 1973
- Listed 30 days
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $100k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $646 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $100k).
- Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
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); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% 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 88% FRL vs 41% district-wide (47 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); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
Forward outlook
- In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
- By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $39k; list at $100k implies a 156% 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
$97,000
(3.0% below list)
Questions for the listing agent
- It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.69% ✓
- Cap rate
- 14.04%
- Cash-on-cash
- 27.66%
- DSCR
- 2.23
- GRM
- 4.9
CMA / ARV
- ARV (median comp)
- $239,611
- List price
- $100,000
- Delta
- -58.27%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4701 Flat Shoals Rd Unit 39F | 0.98mi | 3/2.5 | 1,340 (-0%) | 0mo | $90,000 | $67 | 64 |
| 4701 Flat Shoals Rd Unit 59H | 0.98mi | 3/2.5 | 1,340 (-0%) | 1mo | $66,500 | $50 | 64 |
| 4701 Flat Shoals Rd Unit 62H | 0.98mi | 3/2.5 | 1,340 (-0%) | 2mo | $87,080 | $65 | 63 |
| 4701 Flat Shoals Rd Unit 50H | 0.98mi | 3/2.5 | 1,340 (-0%) | 3mo | $52,900 | $39 | 62 |
| 4701 Flat Shoals Rd Unit 59E | 0.98mi | 3/2.0 | 1,340 (-0%) | 1mo | $50,000 | $37 | 62 |
| 4701 Flat Shoals Rd Unit 51B | 0.98mi | 3/2.5 | 1,340 (-0%) | 4mo | $70,000 | $52 | 61 |
| 4701 UNIT 31F Flat Shoals Rd | 0.98mi | 3/2.5 | 1,300 (-3%) | 1mo | $83,000 | $64 | 59 |
| 4701 Flat Shoals 49c Rd Unit 49C | 0.98mi | 4/2.5 (+1) | 1,300 (-3%) | 2mo | $115,000 | $88 | 53 |
| 5800 Union Walk Dr | 0.75mi | 3/2.5 | 1,520 (+13%) | 2mo | $199,000 | $131 | 42 |
| 4701 Flat Shoals Rd Unit 5D | 0.98mi | 2/1.5 (-1) | 1,100 (-18%) | 0mo | $100,000 | $91 | 31 |
| 4701 Flat Shoals Rd Unit 44C | 0.98mi | 2/1.5 (-1) | 1,100 (-18%) | 0mo | $55,000 | $50 | 31 |
| 4701 Flat Shoals Rd Unit 56C | 0.98mi | 2/1.5 (-1) | 1,100 (-18%) | 2mo | $55,500 | $50 | 29 |
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
- 44.7%
- Equity multiple
- 4.37×
- Total profit
- $94,249
- Equity at exit
- $90,088
10-year hold
- IRR
- 38.5%
- Equity multiple
- 9.66×
- Total profit
- $242,616
- Equity at exit
- $194,278
Cash invested: $28,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 17 active · 9 under contract
- Months of supply
- 6.8 mo (15%/mo absorbed)
- Median asking
- $124,900 ($105/sqft)
- Median days on market
- 57 d
- This list price
- 18% of active listings are priced below it
- ARV vs active asking
- +70.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 30291
- Home prices YoY
- 11.1%
- Rents YoY
- 2.2%
- Active inventory
- 226
- Price-to-rent
- 4.9×
Monthly cashflow live
↻
- Estimated rent
- $1,692 high interval (Pro) →
- Mortgage (P&I)
- −$524
- Tax from tax record
- −$125 /mo · $1,504/yr
- Insurance
- −$42
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$355
- Net cashflow
- $646
Break-even live
Break-even rent
$875
Max offer price
$100,000
Occupancy floor
57%
Sensitivity live
| Price | -10% $702 | -5% $674 | +0% $646 | +5% $617 | +10% $589 |
|---|---|---|---|---|---|
| Rent | -10% $512 | -5% $579 | +0% $646 | +5% $712 | +10% $779 |
| Rate | -1.0pp $696 | -0.5pp $671 | base $646 | +0.5pp $620 | +1.0pp $593 |
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
- $25,000
- Closing costs
- $3,000
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 5140 Highpoint Rd Union City, GA | 2.0 | 2.5–3.0 | 1374 | $1,310 | $0.95 | 19d | 2 | 0.04mi |
| 5140 Highpoint Rd Union City, GA | 2.0 | 2.5–3.0 | 1332 | $1,275 | $0.96 | 24d | 3 | 0.04mi |
| 5140 Highpoint Rd Union City, GA | 2.0 | 2.5–3.0 | 1374 | $1,275 | $0.93 | 4d | 2 | 0.04mi |
| 5140 Highpoint Rd Union City, GA | 2.0 | 2.5–3.0 | 1290 | $1,295 | $1.00 | 31d | 2 | 0.04mi |
| 6030 Stonewall Dr Union City, GA | 3.0 | 2.0 | 1144 | $1,731 | $1.51 | 35d | 1 | 0.08mi |
| 5950 Stonewall Dr Unit 4 Union City, GA | 3.0 | 1.0 | 1320 | $1,395 | $1.06 | 41d | 1 | 0.09mi |
| 5950 Stonewall Dr Unit 2 Union City, GA | 3.0 | 1.5 | 1320 | $1,495 | $1.13 | 64d | 1 | 0.09mi |
| 5950 Stonewall Dr Apt 1 Union City, GA | 3.0 | 1.0 | 1320 | $1,445 | $1.09 | 27d | 1 | 0.09mi |
| 5120 Highpoint Rd Union City, GA | 4.0 | 2.0 | 1152 | $1,570 | $1.36 | 27d | 1 | 0.10mi |
| 6120 Longino Dr Union City, GA | 4.0 | 2.0 | 1608 | $1,835 | $1.14 | 62d | 1 | 0.27mi |
| 5042 Cottage Grove Pl Union City, GA | 4.0 | 2.5 | 1813 | $1,900 | $1.05 | 27d | 1 | 0.28mi |
| 5515 Hall Cir Union City, GA | 4.0 | 3.0 | 1257 | $1,895 | $1.51 | 4d | 1 | 0.29mi |
| 6238 Highpoint Rd Union City, GA | 3.0 | 2.0 | 1800 | $1,510 | $0.84 | 32d | 1 | 0.37mi |
| 6329 Wellington Dr Union City, GA | 4.0 | 2.5 | 1227 | $1,700 | $1.39 | 48d | 1 | 0.43mi |
| 6115 Forrest Ave Union City, GA | 4.0 | 2.0 | 1368 | $1,690 | $1.24 | 93d | 1 | 0.44mi |
| 5207 Dixie Lake Rd Union City, GA | 3.0 | 2.0 | 1516 | $1,950 | $1.29 | 93d | 1 | 0.44mi |
| 5695 Liberty Rd Union City, GA | 3.0 | 2.0 | 1825 | $1,695 | $0.93 | 26d | 1 | 0.53mi |
| 6325 Raymond Ter Union City, GA | 2.0 | 1.0 | 1624 | $1,150 | $0.71 | 93d | 1 | 0.65mi |
| 5616 Union Pointe Dr Union City, GA | 2.0 | 2.5 | 1387 | $1,545 | $1.11 | 93d | 1 | 0.70mi |
| 5621 Union Pointe Dr Union City, GA | 3.0 | 2.5 | 1668 | $1,700 | $1.02 | 16d | 1 | 0.72mi |
| 5530 Union Pointe Pl Union City, GA | 3.0 | 2.0 | 1293 | $1,650 | $1.28 | 66d | 1 | 0.77mi |
| 6340 Westbrook Ave Union City, GA | 3.0 | 2.0 | 1800 | $2,100 | $1.17 | 93d | 1 | 0.79mi |
| 5548 Union Pointe Pl Union City, GA | 4.0 | 2.5 | 1763 | $2,400 | $1.36 | 93d | 1 | 0.83mi |
| 4497 Ravenwood Dr Union City, GA | 3.0 | 2.5 | 1694 | $2,000 | $1.18 | 70d | 1 | 0.84mi |
| 4497 Ravenwood Dr Union City, GA | 3.0 | 3.0 | 1694 | $2,000 | $1.18 | 43d | 1 | 0.84mi |
| 4497 Ravenwood Dr Union City, GA | 3.0 | 2.5 | 1694 | $2,000 | $1.18 | 93d | 1 | 0.84mi |
| 4680 Ravenwood Loop Union City, GA | 3.0 | 2.5 | 1824 | $1,950 | $1.07 | 21d | 1 | 0.84mi |
| 4680 Ravenwood Loop Union City, GA | 3.0 | 2.5 | 1824 | $1,950 | $1.07 | 38d | 1 | 0.84mi |
| 5717 Union Pointe Dr Union City, GA | 3.0 | 2.5 | 1540 | $1,800 | $1.17 | 19d | 1 | 0.85mi |
| 4423 Ravenwood Dr Union City, GA | 3.0 | 2.5 | 1525 | $1,930 | $1.27 | 0d | 1 | 0.85mi |
| 4681 Ravenwood Loop Union City, GA | 4.0 | 2.5 | 1593 | $1,999 | $1.25 | 93d | 1 | 0.86mi |
| 5458 Union Hill Ct Union City, GA | 3.0 | 2.5 | 1650 | $1,906 | $1.16 | 35d | 1 | 0.89mi |
| 4701 Flat Shoals Rd Unit 49B Union City, GA | 3.0 | 2.5 | 1300 | $1,700 | $1.31 | 19d | 1 | 0.98mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,550 | $1.11 | 0d | 1 | 0.99mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,595 | $1.14 | 39d | 1 | 0.99mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,625 | $1.17 | 93d | 1 | 0.99mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,595 | $1.14 | 73d | 1 | 0.99mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,595 | $1.14 | 16d | 1 | 0.99mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,550 | $1.11 | 15d | 1 | 0.99mi |
| 4037 Ravenwood Ct Union City, GA | 2.0 | 2.5 | 1394 | $1,595 | $1.14 | 50d | 1 | 0.99mi |
Property features AI
Finance
- Other
- Lot is approximately 0.03 acresSubdivision: Stone Point ColonySidewalks in the community
- HOA & community
- No HOA
Exterior
- Parking
- Parking pad (open parking)
- Utilities
- Public waterPublic sewerSewer connected
- Home design
- Residential condominiumHouse structureResale property
- Construction
- Built in 1972
- Exterior features
- Composition roofVinyl sidingSlab foundationWooded lotSidewalks
Interior
- Kitchen
- DishwasherDisposal
- Bedrooms
- 3 bedrooms
- Flooring
- CarpetTile
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Central heating (natural gas)Central air (electric)
- Interior features
- Walk-in closet(s)Two levelsLaundry area included
- Laundry & utility
- Laundry located in the kitchen
Listing history 50 events
-
2026-08-08days on market $100,000 Active 31 DOM
-
2026-08-06days on market $100,000 Active 29 DOM
-
2026-08-05days on market $100,000 Active 28 DOM
-
2026-08-04days on market $100,000 Active 27 DOM
-
2026-08-03days on market $100,000 Active 26 DOM
-
2026-07-31days on market $100,000 Active 23 DOM
-
2026-07-30pricedays on market $100,000 Active 21 DOM
-
2026-07-28days on market $110,000 Active 20 DOM
-
2026-07-26days on market $110,000 Active 18 DOM
-
2026-07-24days on market $110,000 Active 16 DOM
-
2026-07-23days on market $110,000 Active 15 DOM
-
2026-07-22days on market $110,000 Active 14 DOM
-
2026-07-21days on market $110,000 Active 13 DOM
-
2026-07-20days on market $110,000 Active 12 DOM
-
2026-07-18days on market $110,000 Active 10 DOM
-
2026-07-18days on market $110,000 Active 9 DOM
-
2026-07-16days on market $110,000 Active 8 DOM
-
2026-07-15days on market $110,000 Active 7 DOM
-
2026-07-14days on market $110,000 Active 6 DOM
-
2026-07-13days on market $110,000 Active 5 DOM
-
2026-07-13days on market $110,000 Active 4 DOM
-
2026-07-11days on market $110,000 Active 3 DOM
-
2026-07-10days on market $110,000 Active 2 DOM
-
2026-07-09pricedays on market $110,000 Active 1 DOM
-
2026-07-07days on market $120,000 Active 39 DOM
-
2026-07-06days on market $120,000 Active 38 DOM
-
2026-07-06days on market $120,000 Active 37 DOM
-
2026-07-05days on market $120,000 Active 36 DOM
-
2026-07-03days on market $120,000 Active 35 DOM
-
2026-07-02days on market $120,000 Active 34 DOM
-
2026-07-01days on market $120,000 Active 33 DOM
-
2026-06-30days on market $120,000 Active 32 DOM
-
2026-06-29days on market $120,000 Active 31 DOM
-
2026-06-28days on market $120,000 Active 30 DOM
-
2026-06-27days on market $120,000 Active 29 DOM
-
2026-06-26days on market $120,000 Active 28 DOM
-
2026-06-24days on market $120,000 Active 26 DOM
-
2026-06-22days on market $120,000 Active 24 DOM
-
2026-06-21statusdays on market $120,000 Active 23 DOM
-
2026-06-18days on market $120,000 Price Change 20 DOM
-
2026-06-17pricestatus $120,000 Price Change 19 DOM
-
2026-06-17days on market $135,000 Active 19 DOM
-
2026-06-16days on market $135,000 Active 18 DOM
-
2026-06-15days on market $135,000 Active 17 DOM
-
2026-06-13statusdays on market $135,000 Active 15 DOM
-
2026-06-09days on market $135,000 New 11 DOM
-
2026-06-08days on market $135,000 New 10 DOM
-
2026-06-07days on market $135,000 New 9 DOM
-
2026-06-04days on market $135,000 New 6 DOM
-
2026-06-03days on market $135,000 New 5 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
- $1,504 · $125/mo
- Projected year-2 tax
- $1,504 · $125/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 1/10 Low
- Heat 5/10 Major 7 d/yr ≥104°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,308
- − Mortgage interest
- −$5,602
- − Property taxes
- −$1,504
- − Insurance
- −$500
- − Repairs & maintenance
- −$1,625
- − Management
- −$1,625
- − Depreciation
- −$2,909
- Taxable income
- $6,544
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,570
- After-tax cash flow
- $6,176/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.
Condition & rehab AI · 9 photos
45/100
Moderate rehab
Est. rehab $33,600–$60,480 screening
This 3BR/1.5BA townhouse in Union City, GA, presents as a moderate rehab opportunity with average condition. It requires exterior repainting, kitchen and bathroom updates, and landscaping improvements to increase its resale and rental value.
Components & finishes AI
Flooring carpet
Repairs flagged
- Moderate Exterior siding — Weathered and could benefit from repainting.
- Minor Kitchen cabinets — Dated and could be updated with new cabinets.
- Minor Bathroom fixtures — Standard fixtures that could be replaced with more modern ones.
- Minor Landscaping — Basic landscaping that could be improved with some maintenance and landscaping.
Value-add opportunities
- Both Paint exterior siding — Fresh paint can improve curb appeal and home value. ↑
- Both Replace kitchen cabinets — Modern cabinets can enhance the kitchen's appearance and functionality. ↑
- Both Replace bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance. ↑
- Both Improve landscaping — Improved landscaping can enhance curb appeal and home value. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 24/100
Zoned Schools
Elementary
Liberty Point Elementary School
F
GA #554/1,228
Nat'l #24,299/41,679
Middle
Camp Creek Middle School
F
GA #301/470
Nat'l #10,474/14,009
High
Langston Hughes High School
F
GA #336/424
Nat'l #15,755/17,239
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
D
Composite livability gradescore 58/100
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 · 1,203,707 people
- City population
- 25,130
- Metro
- Atlanta-Sandy Springs-Alpharetta, GA
- Population (ZIP)
- 25,130
- Household income
- $48,184
- Rent vs Own
- Severe rent burden
- 27% of renters
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 |
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| Retail | 1 | $160B |
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| Transportation / Logistics | 1 | $91B |
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| Airlines | 1 | $62B |
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| Consumer Goods | 1 | $47B |
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| Utilities | 1 | $25B |
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Price history
+207.7% since first listed7 events — show timeline
- 2026-06-17 Price Changed $120,000 GAMLS
- 2026-05-28 Listed $135,000 GAMLS
- 2025-04-01 Rental Removed $1,200 GAMLS
- 2025-03-10 Listed for Rent $1,200 GAMLS
- 2025-02-24 Rental Removed $1,200 GAMLS
- 2025-02-01 Listed for Rent $1,200 GAMLS
- 1985-12-03 Sold (Public Records) $39,000 Public Records
Property tax history
+5.0%/yrLatest (2025): $1,504 · +15.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…