2132 Red Oak Cir · Union City, GA 30291

$230,000

3 bd · 2.0 ba · 1,542 sqft · Townhouse public records · 1 Days on market

Built 2020 7,679 sqft lot Est $199k · 16% over $50/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).

• Cash flow +11.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0

Listing remarks MLS

Coming Soon to Union City - Friday 06/26/26

Key facts

• $50 HOA
• Garage
• Built 2020

Property features AI

Finance

• Other: Single-unit property in the community
• HOA & community: Monthly association fee of $50; Community features available

Exterior

• Parking: Attached garage with space for 1 vehicle
• Utilities: Public water; Public sewer; Electric: Other; Other utilities
• Home design: One-level home; Fee simple ownership; Slab foundation
• Construction: Construction materials: Other; Roof: Other
• Exterior features: Located on a city street; Subdivision: 41 RED OAK WALK

Interior

• Kitchen: Kitchen with standard built-in appliances
• Bedrooms: Three main-level bedrooms
• Flooring: Varied flooring (details not specified)
• Bathrooms: Two full bathrooms, both on the main level; Master bathroom with additional features
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Wood-framed windows; Shared wall (1 common wall); Resale condition
• Laundry & utility: Main-level laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (10.4% below list).
• Recommended offer: $206k (10.4% 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: Oakley Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 712 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,062/mo this rent would consume 51% 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 $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,159 (10.4% 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: 0.90% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $198,918
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2147 Red Oak Cir	0.05mi	3/2.0	1,497 (-3%)	16mo	$245,000	$164	80
6334 Hickory Lane Cir	0.24mi	4/3.0 (+1)	1,693 (+10%)	4mo	$195,000	$115	60
4509 Gideons Trce	0.29mi	3/2.0	1,755 (+14%)	6mo	$230,000	$131	58
6338 Hickory Lane Cir	0.24mi	4/3.0 (+1)	1,693 (+10%)	8mo	$178,000	$105	57
6356 Hickory Lane Cir	0.24mi	4/3.0 (+1)	1,773 (+15%)	15mo	$226,000	$127	42
7113 Forest Ln	0.45mi	2/2.0 (-1)	1,700 (+10%)	22mo	$220,000	$129	38

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: 22.9%
• Equity multiple: 2.83×
• Total profit: $118,155
• Equity at exit: $207,202

10-year hold

• IRR: 20.2%
• Equity multiple: 6.42×
• Total profit: $349,313
• Equity at exit: $446,839

Cash invested: $64,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$96
• HOA: −$50
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-87

Break-even live

Break-even rent $2,172

Max offer price $214,547

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-22	+0% $-87	+5% $-153	+10% $-218
Rent	-10% $-250	-5% $-169	+0% $-87	+5% $-6	+10% $75
Rate	-1.0pp $28	-0.5pp $-29	base $-87	+0.5pp $-147	+1.0pp $-208

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	25d	1	0.10mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	0.20mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	45d	1	0.24mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	5d	1	0.34mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	0.61mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	22d	1	0.74mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	23	0.76mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	0.80mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	6d	1	0.84mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,676	$1.90	0d	5	0.85mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	4d	1	0.86mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	14d	1	0.88mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	6d	1	0.89mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	45d	1	0.91mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	45d	1	0.93mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	23d	1	0.94mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.98mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	1.13mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	45d	1	1.15mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	11d	1	1.21mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	22d	1	1.32mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	1.33mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	1.35mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	25d	1	1.36mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	1.38mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	1.39mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	6d	1	1.44mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-06-15
   remarks 43-char remark

   Show marketing remark (43 chars)

   Coming Soon to Union City - Friday 06/26/26

2. 2026-06-15
   listed $230,000 Coming Soon 1 DOM

   Show marketing remark (43 chars)

   Coming Soon to Union City - Friday 06/26/26

ⓘ 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: $4,370 · $364/mo
• Projected year-2 tax: $4,370 · $364/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 ≥105°F today · 19 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: $24,739
• − Mortgage interest: −$12,884
• − Property taxes: −$4,370
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − HOA: −$600
• − Depreciation: −$6,691
• Taxable loss: −$4,913
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $130/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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Coming Soon $230,000 GAMLS
• 2026-06-15 Coming Soon $230,000 FMLS

Property tax history

+19.7%/yr

Latest (2025): $4,370 · +62.7% YoY. Source: county tax records.