631 Wayland Ct · Union City, GA 30213

$297,900

3 bd · 2.5 ba · 2,106 sqft · SingleFamily public records · 9 Days on market

Built 2020 Good condition 6,098 sqft lot Est $388k · 23% under $42/mo HOA · 2% 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 +15.0/15.0
• Cash flow +11.0/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious and stylish two-story gem offering the perfect blend of comfort, functionality, and modern living. Featuring 4 bedrooms and 2.5 baths, this home boasts an open-concept layout ideal for both everyday living and entertaining. The heart of the home is the bright kitchen with a large island, pendant lighting, and ample cabinetry, seamlessly flowing into the living and dining areas. You'll love the cozy fireplace, updated flooring, and the natural light pouring in from multiple windows. Upstairs, the oversized primary suite offers a relaxing retreat with a spacious ensuite bath including dual vanities, soaking tub, and separate shower. Secondary bedrooms are generously sized, with flexible space perfect for a home office, guest room, or playroom. Step outside to enjoy a private, wooded backyard- just peaceful views. Conveniently located within walking distance to shopping and restaurants, making everyday errands and dining out a breeze. This is a fantastic opportunity for buyers looking for value and space in a desirable area. Sold As-Is.

Key facts

• Bright kitchen
• Natural light
• Large island

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN
• LARGE ISLAND
• COZY FIREPLACE
• UPDATED FLOORING
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association with $500 annual fee; Community features include sidewalks, street lights, and proximity to shopping

Exterior

• Parking: Attached garage that faces front; Two garage parking spaces (two total parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two-story home; Resale property; Brick front with cement siding and stone accents; Slab foundation; Shingle composition roof; Fee simple ownership
• Construction: Brick front, cement siding, and stone construction; Composition shingle roof; Slab foundation
• Exterior features: Patio; Other exterior features; Paved road frontage on a city street; Located in a cul-de-sac

Interior

• Kitchen: Kitchen island; Breakfast bar; Walk-in pantry; Solid surface countertops; Open view to family room; Dishwasher; Gas range; Microwave
• Bedrooms: Four upstairs bedrooms; Oversized master bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Open floorplan; Recessed lighting; Tray ceilings; Walk-in closets; High speed internet; Double vanity (in master and other baths); Family room with stone fireplace
• Laundry & utility: Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.0% below list).
• Recommended offer: $250k (16.0% 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: Renaissance Es (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 601 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 21% at this address vs 51% district-wide (-30 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 (+2.5%/yr); 545 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,108 (16.0% 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: 0.84% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $387,504
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Wayland Ct	0.00mi	4/2.5 (+1)	2,106 (0%)	1mo	$297,900	$141	94
6877 Wildboar Dr	0.55mi	3/2.5	2,115 (+0%)	8mo	$307,000	$145	67
132 Park Ln	0.31mi	4/3.0 (+1)	2,288 (+9%)	1mo	$399,494	$175	64
325 Village Ln	0.37mi	3/2.0	1,895 (-10%)	4mo	$375,000	$198	61
237 Park Ln	0.43mi	4/3.0 (+1)	2,288 (+9%)	6mo	$421,140	$184	53
464 Village Ln	0.46mi	3/2.0	1,877 (-11%)	10mo	$399,450	$213	50
401 Village Ln	0.46mi	4/3.0 (+1)	1,913 (-9%)	11mo	$420,830	$220	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-57,339
• Equity at exit: $44,418

10-year hold

• IRR: -13.6%
• Equity multiple: 0.22×
• Total profit: $-64,698
• Equity at exit: $25,757

Cash invested: $83,412 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 545
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,501 high
• Mortgage (P&I): −$1,562
• Tax est. 1.5%: −$372 /mo · $4,468/yr
• Insurance: −$124
• HOA: −$42
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-125

Break-even live

Break-even rent $2,659

Max offer price $279,832

Occupancy floor 100%

Sensitivity live

Price	-10% $81	-5% $-22	+0% $-125	+5% $-228	+10% $-331
Rent	-10% $-322	-5% $-224	+0% $-125	+5% $-26	+10% $73
Rate	-1.0pp $25	-0.5pp $-49	base $-125	+0.5pp $-202	+1.0pp $-281

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: $74,475
• Closing costs: $8,937
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 Southwood Rd Fairburn, GA	3.0	3.0	1500	$2,501	$1.67	25d	1	0.20mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	23d	1	0.20mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	44d	1	0.20mi
864 Bentley Dr Fairburn, GA	4.0	2.5	1989	$2,409	$1.21	25d	1	0.26mi
7105 Hall Rd Fairburn, GA	1.0–3.0	1.0–2.0	1046	$2,650	$2.53	0d	115	0.28mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,153	$1.27	0d	75	0.29mi
7063 Clementine Trl Union City, GA	3.0–4.0	2.5	1756	$2,350	$1.34	0d	171	0.66mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	44d	1	0.78mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	44d	1	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 4 events

1. 2026-05-01
   status Pending

   Show marketing remark (1079 chars)

   Welcome home to this spacious and stylish two-story gem offering the perfect blend of comfort, functionality, and modern living. Featuring 4 bedrooms and 2.5 baths, this home boasts an open-concept layout ideal for both everyday living and entertaining. The heart of the home is the bright kitchen with a large island, pendant lighting, and ample cabinetry, seamlessly flowing into the living and dining areas. You'll love the cozy fireplace, updated flooring, and the natural light pouring in from multiple windows. Upstairs, the oversized primary suite offers a relaxing retreat with a spacious ensuite bath including dual vanities, soaking tub, and separate shower. Secondary bedrooms are generously sized, with flexible space perfect for a home office, guest room, or playroom. Step outside to enjoy a private, wooded backyard- just peaceful views. Conveniently located within walking distance to shopping and restaurants, making everyday errands and dining out a breeze. This is a fantastic opportunity for buyers looking for value and space in a desirable area. Sold As-Is.

2. 2026-05-01
   status Under Contract 1079-char remark

   Show marketing remark (1079 chars)

   Welcome home to this spacious and stylish two-story gem offering the perfect blend of comfort, functionality, and modern living. Featuring 4 bedrooms and 2.5 baths, this home boasts an open-concept layout ideal for both everyday living and entertaining. The heart of the home is the bright kitchen with a large island, pendant lighting, and ample cabinetry, seamlessly flowing into the living and dining areas. You'll love the cozy fireplace, updated flooring, and the natural light pouring in from multiple windows. Upstairs, the oversized primary suite offers a relaxing retreat with a spacious ensuite bath including dual vanities, soaking tub, and separate shower. Secondary bedrooms are generously sized, with flexible space perfect for a home office, guest room, or playroom. Step outside to enjoy a private, wooded backyard- just peaceful views. Conveniently located within walking distance to shopping and restaurants, making everyday errands and dining out a breeze. This is a fantastic opportunity for buyers looking for value and space in a desirable area. Sold As-Is.

3. 2026-04-21
   listed $297,900 Active

   Show marketing remark (1079 chars)

   Welcome home to this spacious and stylish two-story gem offering the perfect blend of comfort, functionality, and modern living. Featuring 4 bedrooms and 2.5 baths, this home boasts an open-concept layout ideal for both everyday living and entertaining. The heart of the home is the bright kitchen with a large island, pendant lighting, and ample cabinetry, seamlessly flowing into the living and dining areas. You'll love the cozy fireplace, updated flooring, and the natural light pouring in from multiple windows. Upstairs, the oversized primary suite offers a relaxing retreat with a spacious ensuite bath including dual vanities, soaking tub, and separate shower. Secondary bedrooms are generously sized, with flexible space perfect for a home office, guest room, or playroom. Step outside to enjoy a private, wooded backyard- just peaceful views. Conveniently located within walking distance to shopping and restaurants, making everyday errands and dining out a breeze. This is a fantastic opportunity for buyers looking for value and space in a desirable area. Sold As-Is.

4. 2026-04-21
   listed $297,900 New 1079-char remark

   Show marketing remark (1079 chars)

   Welcome home to this spacious and stylish two-story gem offering the perfect blend of comfort, functionality, and modern living. Featuring 4 bedrooms and 2.5 baths, this home boasts an open-concept layout ideal for both everyday living and entertaining. The heart of the home is the bright kitchen with a large island, pendant lighting, and ample cabinetry, seamlessly flowing into the living and dining areas. You'll love the cozy fireplace, updated flooring, and the natural light pouring in from multiple windows. Upstairs, the oversized primary suite offers a relaxing retreat with a spacious ensuite bath including dual vanities, soaking tub, and separate shower. Secondary bedrooms are generously sized, with flexible space perfect for a home office, guest room, or playroom. Step outside to enjoy a private, wooded backyard- just peaceful views. Conveniently located within walking distance to shopping and restaurants, making everyday errands and dining out a breeze. This is a fantastic opportunity for buyers looking for value and space in a desirable area. Sold As-Is.

ⓘ 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 6 d/yr ≥104°F today · 17 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: $30,013
• − Mortgage interest: −$16,687
• − Property taxes: −$4,468
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − HOA: −$504
• − Depreciation: −$8,666
• Taxable loss: −$6,604
• Est. tax savings @ 24.0%: +$1,585
• After-tax cash flow: $87/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 · 12 photos

Good 80/100 Cosmetic rehab

This spacious and stylish two-story home is in good condition with a good condition score of 80. It offers an open-concept layout, modern appliances, and updated bathrooms. The home is move-in ready with minor cosmetic updates that can further increase its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value.
• Resale Clean gutters — Keeps the home looking well-maintained and can prevent water damage.
• Both Replace carpet in bedrooms — Fresh carpet can improve the look and feel of the bedrooms, appealing to both buyers and renters.
• Resale Update bathroom fixtures — Modern fixtures can make bathrooms more appealing to potential buyers.
• Both Install smart home devices — Smart home devices can increase convenience and appeal to both buyers and renters.
• Resale Add outdoor lighting — Well-lit exterior can make the home more inviting and safer at night.
• Resale Add landscaping around the front door — A well-maintained front yard can enhance curb appeal and property value.
• Rental Install a smart thermostat — Can help control energy costs and attract renters who value energy efficiency.
• Both Add a smart lock — Can improve security and convenience for both buyers and renters.
• Both Install a smart security system — Can improve security and attract buyers and renters who value safety and peace of mind.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Resale Clean gutters — Keeps the home looking well-maintained and can prevent water damage. ↑
• Both Replace carpet in bedrooms — Fresh carpet can improve the look and feel of the bedrooms, appealing to both buyers and renters. ↑
• Resale Update bathroom fixtures — Modern fixtures can make bathrooms more appealing to potential buyers. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to both buyers and renters. ↑
• Resale Add outdoor lighting — Well-lit exterior can make the home more inviting and safer at night. ↑
• Resale Add landscaping around the front door — A well-maintained front yard can enhance curb appeal and property value. ↑
• Rental Install a smart thermostat — Can help control energy costs and attract renters who value energy efficiency. ↑
• Both Add a smart lock — Can improve security and convenience for both buyers and renters. ↑
• Both Install a smart security system — Can improve security and attract buyers and renters who value safety and peace of mind. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

4 events — show timeline

• 2026-05-01 Pending — FMLS
• 2026-05-01 Pending — GAMLS
• 2026-04-21 Listed $297,900 GAMLS
• 2026-04-21 Listed $297,900 FMLS

Property tax history

-57.5%/yr

Latest (2025): $82 · +3392.7% YoY. Source: county tax records.