206 Tralee Cir · Union City, GA 30213

$389,000

4 bd · 2.5 ba · 3,749 sqft · SingleFamily public records · 105 Days on market

Built 2007 10,850 sqft lot $104/sqft · 17% below area Est $468k · 17% under $69/mo HOA · 2% of rent ↓ 2% since listing

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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).

• Cash flow +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 5-bedroom, 3-bathroom home offers the perfect blend of space, comfort, and lifestyle. The impressive two-story living room creates a grand and airy atmosphere, filled with natural light and ideal for both relaxing and entertaining. With five generously sized bedrooms and three full bathrooms, this home provides flexibility for families, guests, or home office needs. The layout is thoughtfully designed to offer both functionality and style throughout. Step outside to your own private backyard retreat, fully fenced for added privacy. Enjoy a serene garden and peaceful fish pond — perfect for quiet mornings, outdoor dining, or unwinding after a long day. Located in a desirable community, residents have access to outstanding amenities including a swimming pool, tennis court, and basketball court — offering recreation and convenience just moments from home. As an added benefit, the owner is willing to remove any furniture or appliances the buyer does not want, making your move-in process even easier and more convenient. This home truly combines elegance, privacy, and community living at its finest.

Key facts

• Swimming pool
• Peaceful fish pond
• Serene garden

Tags

• TWO STORY LIVING ROOM
• PRIVATE BACKYARD RETREAT
• SERENE GARDEN
• PEACEFUL FISH POND
• OUTSTANDING AMENITIES
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (6.7% below list).
• Recommended offer: $354k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.4% in Union City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+2.5%/yr); 531 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $3,628/mo this rent would consume 46% of the median local household income ($94k/yr) (locally 1025% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• It's been on market 105 days — a 9% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.93% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $468,382
• List price: $389,000
• Delta: -16.95%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Eagles Pt	0.34mi	5/3.0 (+1)	3,714 (-1%)	13mo	$500,000	$135	65
6014 Muirfield Pt	0.51mi	5/3.0 (+1)	3,209 (-14%)	4mo	$451,990	$141	42
6021 Airedale Dr	0.61mi	5/3.0 (+1)	3,209 (-14%)	2mo	$453,479	$141	39

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-48,115
• Equity at exit: $58,001

10-year hold

• IRR: -3.9%
• Equity multiple: 0.75×
• Total profit: $-27,418
• Equity at exit: $33,634

Cash invested: $108,920 (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: 531
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,628 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$334 /mo · $4,010/yr
• Insurance: −$162
• HOA: −$69
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $261

Break-even live

Break-even rent $3,298

Max offer price $389,000

Occupancy floor 88%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5405 Rosewood Pl Fairburn, GA	5.0	4.0	3405	$4,800	$1.41	43d	1	0.41mi
438 Lake Ridge Ln Fairburn, GA	5.0	3.0	2964	$3,049	$1.03	1d	1	1.07mi
801 Lake Chase Fairburn, GA	4.0	2.0	2636	$2,570	$0.97	24d	1	1.08mi
538 Jadetree Ln Atlanta, GA	5.0	3.0	2576	$2,900	$1.13	1d	1	1.16mi
4110 Robin Cir Atlanta, GA	3.0	2.5	4528	$2,015	$0.45	43d	1	1.22mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-18
   days on market $389,000 Active 105 DOM
2. 2026-06-17
   days on market $389,000 Active 104 DOM
3. 2026-06-16
   days on market $389,000 Active 103 DOM
4. 2026-06-15
   days on market $389,000 Active 102 DOM
5. 2026-06-13
   days on market $389,000 Active 100 DOM
6. 2026-06-09
   days on market $389,000 Active 96 DOM
7. 2026-06-08
   days on market $389,000 Active 95 DOM
8. 2026-06-07
   days on market $389,000 Active 94 DOM
9. 2026-06-04
   days on market $389,000 Active 91 DOM
10. 2026-06-03
    days on market $389,000 Active 90 DOM
11. 2026-06-01
    days on market $389,000 Active 88 DOM
12. 2026-05-31
    days on market $389,000 Active 87 DOM
13. 2026-04-23
    price $389,000 1152-char remark

    Show marketing remark (1152 chars)

    This beautiful 5-bedroom, 3-bathroom home offers the perfect blend of space, comfort, and lifestyle. The impressive two-story living room creates a grand and airy atmosphere, filled with natural light and ideal for both relaxing and entertaining. With five generously sized bedrooms and three full bathrooms, this home provides flexibility for families, guests, or home office needs. The layout is thoughtfully designed to offer both functionality and style throughout. Step outside to your own private backyard retreat, fully fenced for added privacy. Enjoy a serene garden and peaceful fish pond — perfect for quiet mornings, outdoor dining, or unwinding after a long day. Located in a desirable community, residents have access to outstanding amenities including a swimming pool, tennis court, and basketball court — offering recreation and convenience just moments from home. As an added benefit, the owner is willing to remove any furniture or appliances the buyer does not want, making your move-in process even easier and more convenient. This home truly combines elegance, privacy, and community living at its finest.

14. 2026-03-04
    listed $395,000 Active 1152-char remark

    Show marketing remark (1152 chars)

    This beautiful 5-bedroom, 3-bathroom home offers the perfect blend of space, comfort, and lifestyle. The impressive two-story living room creates a grand and airy atmosphere, filled with natural light and ideal for both relaxing and entertaining. With five generously sized bedrooms and three full bathrooms, this home provides flexibility for families, guests, or home office needs. The layout is thoughtfully designed to offer both functionality and style throughout. Step outside to your own private backyard retreat, fully fenced for added privacy. Enjoy a serene garden and peaceful fish pond — perfect for quiet mornings, outdoor dining, or unwinding after a long day. Located in a desirable community, residents have access to outstanding amenities including a swimming pool, tennis court, and basketball court — offering recreation and convenience just moments from home. As an added benefit, the owner is willing to remove any furniture or appliances the buyer does not want, making your move-in process even easier and more convenient. This home truly combines elegance, privacy, and community living at its finest.

ⓘ 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: $4,010 · $334/mo
• Projected year-2 tax: $4,010 · $334/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 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: $43,538
• − Mortgage interest: −$21,790
• − Property taxes: −$4,010
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,483
• − Management: −$3,483
• − HOA: −$828
• − Depreciation: −$11,316
• Taxable loss: −$3,318
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $3,928/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: 50,621
• 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

-1.5% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $389,000 FMLS
• 2026-03-04 Listed $395,000 FMLS

Property tax history

+3.8%/yr

Latest (2025): $4,010 · +87.1% YoY. Source: county tax records.