None · Union City, GA 30291

$69,900

2 bd · 1.5 ba · 1,056 sqft · SingleFamily · 230 Days on market

Built 1974 $66/sqft · 56% below area

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Why this score? — see what drove the A- 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
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Turnkey investment opportunity! This 2-bedroom, 2-bath end-unit townhome is tenant-occupied, offering immediate rental income from day one. The home features an open- low-maintenance finishes, and a functional floor plan that appeals to long-term tenants.

Key facts

• Built 1974
• Listed 230 days

🏷️ Possibly a rental listed for sale. The $69,900 price doesn't fit this home's estimated sale value (~$158,793) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% 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: Gullatt Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 747 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 17% at this address vs 51% district-wide (-34 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); 174 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 10y ago; this cycle's ask has dropped $60k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 23% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.23% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.95%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $158,793
• List price: $69,900
• Delta: -55.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4987 Main St	0.58mi	3/2.0 (+1)	1,091 (+3%)	14mo	$194,000	$178	48
4674 Dodson Rd	0.60mi	3/1.0 (+1)	1,056 (0%)	20mo	$127,000	$120	48
4688 Brice Dr	0.51mi	2/1.0	900 (-15%)	10mo	$186,900	$208	42

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: 59.6%
• Equity multiple: 5.32×
• Total profit: $84,577
• Equity at exit: $62,971

10-year hold

• IRR: 52.8%
• Equity multiple: 11.69×
• Total profit: $209,130
• Equity at exit: $135,800

Cash invested: $19,572 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $749

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 47%

Sensitivity live

Price	-10% $798	-5% $774	+0% $749	+5% $725	+10% $701
Rent	-10% $626	-5% $688	+0% $749	+5% $811	+10% $873
Rate	-1.0pp $785	-0.5pp $767	base $749	+0.5pp $731	+1.0pp $713

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	45d	1	0.16mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.28mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	26d	1	0.35mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	45d	1	0.40mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	0d	4	0.41mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,326	$1.28	0d	17	0.42mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	45d	1	0.42mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,397	$1.03	0d	5	0.47mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.60mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	0.65mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	0.67mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	0.70mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	0.95mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.16mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	6d	1	1.16mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	7d	1	1.27mi
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	45d	1	1.28mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	45d	1	1.28mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	1.28mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	17d	1	1.37mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.37mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,450	$1.47	7d	21	1.45mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	46d	1	1.45mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	14d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $69,900 Active 230 DOM
2. 2026-06-18
   days on market $69,900 Active 227 DOM
3. 2026-06-17
   days on market $69,900 Active 226 DOM
4. 2026-06-16
   days on market $69,900 Active 225 DOM
5. 2026-06-15
   days on market $69,900 Active 224 DOM
6. 2026-06-13
   days on market $69,900 Active 222 DOM
7. 2026-06-09
   days on market $69,900 Active 218 DOM
8. 2026-06-08
   days on market $69,900 Active 217 DOM
9. 2026-06-08
   days on market $69,900 Active 216 DOM
10. 2026-06-04
    days on market $69,900 Active 213 DOM
11. 2026-06-03
    days on market $69,900 Active 212 DOM
12. 2026-06-01
    days on market $69,900 Active 210 DOM
13. 2026-05-31
    days on market $69,900 Active 209 DOM
14. 2026-05-01
    historical
15. 2026-04-23
    soldstatus $57,000 Closed 255-char remark

    Show marketing remark (255 chars)

    Turnkey investment opportunity! This 2-bedroom, 2-bath end-unit townhome is tenant-occupied, offering immediate rental income from day one. The home features an open- low-maintenance finishes, and a functional floor plan that appeals to long-term tenants.

16. 2026-04-10
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Turnkey investment opportunity! This 2-bedroom, 2-bath end-unit townhome is tenant-occupied, offering immediate rental income from day one. The home features an open- low-maintenance finishes, and a functional floor plan that appeals to long-term tenants.

17. 2026-04-06
    historical Active Under Contract 255-char remark

    Show marketing remark (255 chars)

    Turnkey investment opportunity! This 2-bedroom, 2-bath end-unit townhome is tenant-occupied, offering immediate rental income from day one. The home features an open- low-maintenance finishes, and a functional floor plan that appeals to long-term tenants.

18. 2026-04-05
    listed $130,000 Active
19. 2026-03-24
    listed $70,000 Active 255-char remark

    Show marketing remark (255 chars)

    Turnkey investment opportunity! This 2-bedroom, 2-bath end-unit townhome is tenant-occupied, offering immediate rental income from day one. The home features an open- low-maintenance finishes, and a functional floor plan that appeals to long-term tenants.

20. 2025-11-03
    listed $69,900 Active
21. 2025-10-15
    historical
22. 2025-10-14
    status Active
23. 2025-10-02
    status Pending
24. 2025-09-05
    price $98,000
25. 2025-08-15
    listed $110,000 Active
26. 2025-08-13
    historical
27. 2025-07-06
    listed $113,500 Active
28. 2024-12-04
    historical
29. 2024-10-04
    listed $75,000 Active
30. 2024-02-22
    soldstatus $95,000 Closed
31. 2024-02-13
    status Pending
32. 2024-02-07
    historical Active Under Contract
33. 2024-02-02
    status Active
34. 2024-01-29
    soldstatus $108,000 Sold
35. 2024-01-09
    status Pending
36. 2024-01-03
    historical Active Under Contract
37. 2023-12-30
    status Under Contract
38. 2023-12-28
    listed $99,000 Active
39. 2023-12-19
    price $120,000
40. 2023-12-05
    status Back On Market
41. 2023-10-02
    status Under Contract
42. 2023-09-27
    listed $150,000 New
43. 2023-09-05
    soldstatus $91,500 Sold
44. 2023-08-22
    status Under Contract
45. 2023-08-11
    price $84,990
46. 2023-08-11
    listed $9,130 New
47. 2020-07-21
    soldstatus $55,000 Sold
48. 2020-07-17
    status Under Contract
49. 2020-06-28
    listed $64,900 New
50. 2020-02-26
    historical

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,721
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,033
• Taxable income: $8,379
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $6,982/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

+118.2% since first listed

69 events — show timeline

• 2026-05-01 Listing Removed — FMLS
• 2026-04-23 Sold (MLS) $57,000 FMLS
• 2026-04-10 Pending — FMLS
• 2026-04-06 Contingent — FMLS
• 2026-04-05 Listed $130,000 FMLS
• 2026-03-24 Listed $70,000 FMLS
• 2025-11-03 Listed $69,900 ForSaleByOwner.com
• 2025-10-15 Listing Removed — FMLS
• 2025-10-14 Relisted — FMLS
• 2025-10-02 Pending — FMLS
• 2025-09-05 Price Changed $98,000 FMLS
• 2025-08-15 Listed $110,000 FMLS
• 2025-08-13 Listing Removed — FMLS
• 2025-07-06 Listed $113,500 FMLS
• 2024-12-04 Listing Removed — FMLS
• 2024-10-04 Listed $75,000 FMLS
• 2024-02-22 Sold (MLS) $95,000 FMLS
• 2024-02-13 Pending — FMLS
• 2024-02-07 Contingent — FMLS
• 2024-02-02 Relisted — FMLS
• 2024-01-29 Sold (MLS) $108,000 GAMLS
• 2024-01-09 Pending — FMLS
• 2024-01-03 Contingent — FMLS
• 2023-12-30 Pending — GAMLS
• 2023-12-28 Listed $99,000 FMLS
• 2023-12-19 Price Changed $120,000 GAMLS
• 2023-12-05 Relisted — GAMLS
• 2023-10-02 Pending — GAMLS
• 2023-09-27 Listed $150,000 GAMLS
• 2023-09-05 Sold (MLS) $91,500 GAMLS
• 2023-08-22 Pending — GAMLS
• 2023-08-11 Price Changed $84,990 GAMLS
• 2023-08-11 Listed $9,130 GAMLS
• 2020-07-21 Sold (MLS) $55,000 GAMLS
• 2020-07-17 Pending — GAMLS
• 2020-06-28 Listed $64,900 GAMLS
• 2020-02-26 Listing Removed — GAMLS
• 2020-01-30 Relisted — GAMLS
• 2020-01-21 Pending — GAMLS
• 2020-01-13 Relisted — GAMLS
• 2019-09-07 Pending — GAMLS
• 2019-08-26 Listed $67,500 GAMLS
• 2019-08-12 Sold (MLS) $48,000 GAMLS
• 2019-08-09 Pending — GAMLS
• 2019-07-16 Sold (MLS) $50,000 FMLS
• 2019-07-10 Price Changed $55,000 GAMLS
• 2019-07-05 Pending — FMLS
• 2019-06-04 Relisted — FMLS
• 2019-06-02 Pending — FMLS
• 2019-04-30 Relisted — FMLS
• 2019-04-23 Pending — FMLS
• 2019-04-17 Listed $60,000 GAMLS
• 2019-04-16 Price Changed $55,000 FMLS
• 2019-03-26 Relisted — FMLS
• 2019-02-26 Pending — FMLS
• 2019-02-12 Price Changed $58,500 FMLS
• 2019-01-14 Listed $61,000 FMLS
• 2018-04-12 Listing Removed — GAMLS
• 2018-02-02 Sold (MLS) $22,000 GAMLS
• 2018-01-22 Pending — GAMLS
• 2018-01-13 Listed $29,900 GAMLS
• 2018-01-11 Pending — GAMLS
• 2018-01-05 Price Changed $24,999 GAMLS
• 2018-01-03 Listed $69,999 GAMLS
• 2017-12-12 Listed $28,500 GAMLS
• 2017-01-01 Listing Removed — GAMLS
• 2016-12-05 Listed $39,000 GAMLS
• 2016-02-10 Price Changed $24,000 FMLS
• 2015-10-23 Price Changed $26,121 FMLS