4660 Tartan Ct · Union City, GA 30291

$170,000

4 bd · 2.0 ba · 2,458 sqft · SingleFamily public records · 47 Days on market

Built 1976 Fair condition 8,973 sqft lot Garage $69/sqft · 40% below area Est $282k · 40% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• DSCR +7.1/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

4 bed, 2 bath home in Union City. This home sits on a quiet cul de sac and is walkable to Gullatt Elementary School. The main floor features the living area with high lofted ceilings, creating a spacious and open feel. You will also find two bedrooms and one full bath on the main level. Upstairs, you will find the remaining two bedrooms and full bathroom. Additional highlights include a two car garage, rear patio, and fenced in backyard.

Key facts

• Fenced in backyard
• Rear patio
• Quiet cul de sac

Tags

• QUIET CUL DE SAC
• HIGH LOFTED CEILINGS
• REAR PATIO
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (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: 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); 226 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 6.6

CMA / ARV

• ARV (median comp): $281,701
• List price: $170,000
• Delta: -39.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5970 Avenue Of Redwoods	1.04mi	3/2.0 (-1)	2,436 (-1%)	15mo	$171,250	$70	46
3306 Summer Brooke Ln	0.93mi	5/3.0 (+1)	2,550 (+4%)	15mo	$300,000	$118	37
6535 Woodwell Dr	0.94mi	4/2.5	2,080 (-15%)	6mo	$300,000	$144	33
3506 Creekview Dr	0.91mi	4/2.5	2,184 (-11%)	16mo	$257,000	$118	31
4900 College St	0.94mi	3/2.0 (-1)	2,059 (-16%)	8mo	$385,000	$187	28
6030 Mallory Ln	0.86mi	4/3.0	2,919 (+19%)	14mo	$148,000	$51	25
4205 Melanie Ln	1.08mi	3/2.0 (-1)	2,718 (+11%)	22mo	$268,000	$99	24
510 Basildon Cv	0.94mi	3/2.5 (-1)	1,986 (-19%)	17mo	$303,000	$153	19

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: 29.0%
• Equity multiple: 3.29×
• Total profit: $108,771
• Equity at exit: $153,149

10-year hold

• IRR: 25.0%
• Equity multiple: 7.37×
• Total profit: $303,373
• Equity at exit: $330,273

Cash invested: $47,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $260,000 ($127/sqft)
• Median days on market: 90 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.5% vs 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: 6.6×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$891
• Tax from tax record: −$457 /mo · $5,486/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $278

Break-even live

Break-even rent $1,797

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $374	-5% $326	+0% $278	+5% $230	+10% $182
Rent	-10% $108	-5% $193	+0% $278	+5% $363	+10% $448
Rate	-1.0pp $364	-0.5pp $321	base $278	+0.5pp $234	+1.0pp $189

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: $42,500
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	93d	1	0.07mi
4500 Shannon Blvd Union City, GA	2.0–3.0	2.0–2.5	1617	$1,550	$0.96	4d	2	0.48mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	93d	1	0.49mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	73d	1	0.49mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	93d	1	0.67mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,912	$1.41	0d	7	0.69mi
610 Dot Dr Atlanta, GA	4.0	2.5	3202	$2,656	$0.83	93d	1	0.72mi
6150 Mallory Rd South Fulton, GA	3.0	2.0	1681	$1,650	$0.98	23d	1	0.84mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	62d	1	0.86mi
3308 Summer Brooke Ln Union City, GA	4.0	2.5	2963	$2,181	$0.74	39d	1	0.90mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	59d	1	0.92mi
3505 Creekview Dr Union City, GA	3.0	3.0	2774	$2,245	$0.81	24d	1	0.92mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	62d	1	0.96mi
5042 Cottage Grove Pl Union City, GA	4.0	2.5	1813	$1,900	$1.05	27d	1	1.07mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	93d	1	1.07mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	54d	1	1.08mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	48d	1	1.11mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,050	$1.14	29d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$1,950	$1.09	0d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,150	$1.20	43d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$1,995	$1.11	16d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	71d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	73d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	54d	1	1.12mi
6140 Littleton Dr Union City, GA	4.0	3.0	2000	$1,881	$0.94	35d	1	1.37mi
5577 Waverly Park South Fulton, GA	3.0	2.5	1600	$2,095	$1.31	0d	1	1.39mi
6238 Highpoint Rd Union City, GA	3.0	2.0	1800	$1,510	$0.84	31d	1	1.42mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	73d	1	1.45mi

Property features AI

Finance

• HOA & community: Near schoolsClose to shoppingNear trails/greenway

Exterior

• Parking: Two-car garageDriveway parkingOpen parking available
• Utilities: Public waterPublic sewerElectric service (other)
• Home design: Two levelsFixer conditionSlab foundationComposition roofWood siding construction
• Construction: Wood siding exteriorComposition roofSlab foundation
• Exterior features: Private yardBack yard fencingPatio

Interior

• Kitchen: Kitchen with included appliances (other)
• Bedrooms: Two main-level bedroomsTwo upper-level bedroomsPrimary bedroom located on the main level
• Flooring: CarpetLaminate
• Bathrooms: Two full bathroomsOne main-level bathroomOne upper-level full bathroomMaster bath with tub/shower combination
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Vaulted ceilingsNo shared/common walls
• Laundry & utility: Laundry area (other)

Listing history 12 events

1. 2026-06-09
   days on market $170,000 Active 47 DOM
2. 2026-06-08
   pricedays on market $170,000 Active 46 DOM
3. 2026-06-07
   days on market $179,900 Active 45 DOM
4. 2026-06-04
   days on market $179,900 Active 42 DOM
5. 2026-06-03
   days on market $179,900 Active 41 DOM
6. 2026-06-01
   days on market $179,900 Active 39 DOM
7. 2026-05-31
   days on market $179,900 Active 38 DOM
8. 2026-04-23
   listed $189,900 New 441-char remark
9. 2026-04-23
   listed $189,900 Active 441-char remark
10. 2002-08-13
    soldstatus $89,000
11. 1986-02-10
    soldstatus $66,500
12. 1976-08-01
    soldstatus $46,100

ⓘ 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: $5,486 · $457/mo
• Projected year-2 tax: $5,486 · $457/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $25,787
• − Mortgage interest: −$9,523
• − Property taxes: −$5,486
• − Insurance: −$850
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$4,945
• Taxable income: $857
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $3,132/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

Fair 45/100 Moderate rehab Est. rehab $61,450–$110,610 screening

The home requires moderate repairs and maintenance, with a focus on exterior painting and carpet replacement to improve its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Minor exterior siding — Some discoloration
• Major interior carpet — Worn and outdated

Value-add opportunities

• Resale paint exterior — Enhances curb appeal ↑
• Both replace carpet — Improves living space and rental 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 22/100

Zoned Schools

Elementary Gullatt Elementary School F GA #996/1,228 Nat'l #36,758/41,679 Middle Camp Creek Middle School F GA #301/470 Nat'l #10,474/14,009 High Creekside High School F GA #160/424 Nat'l #11,847/17,239

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: 61.3% rent · 38.7% own
• Severe rent burden: 27% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Near schoolsClose to shoppingNear trails/greenway

Exterior

• Parking: Two-car garageDriveway parkingOpen parking available
• Utilities: Public waterPublic sewerElectric service (other)
• Home design: Two levelsFixer conditionSlab foundationComposition roofWood siding construction
• Construction: Wood siding exteriorComposition roofSlab foundation
• Exterior features: Private yardBack yard fencingPatio

Interior

• Kitchen: Kitchen with included appliances (other)
• Bedrooms: Two main-level bedroomsTwo upper-level bedroomsPrimary bedroom located on the main level
• Flooring: CarpetLaminate
• Bathrooms: Two full bathroomsOne main-level bathroomOne upper-level full bathroomMaster bath with tub/shower combination
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Vaulted ceilingsNo shared/common walls
• Laundry & utility: Laundry area (other)

Price history

+268.8% since first listed

8 events — show timeline

• 2026-06-11 Listing Removed — GAMLS
• 2026-06-08 Price Changed $170,000 GAMLS
• 2026-05-27 Price Changed $179,900 GAMLS
• 2026-04-27 Sold (Public Records) $125,000 Public Records
• 2026-04-23 Listed $189,900 GAMLS
• 2002-08-13 Sold (Public Records) $89,000 Public Records
• 1986-02-10 Sold (Public Records) $66,500 Public Records
• 1976-08-01 Sold (Public Records) $46,100 Public Records

Property tax history

+8.4%/yr

Latest (2025): $5,486 · +44.2% YoY. Source: county tax records.