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 8,973 sqft lot $69/sqft · 43% below area Est $300k · 43% 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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• DSCR +7.0/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

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

Property features AI

Finance

• HOA & community: Near schools; Close to shopping; Near trails/greenway

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Two levels; Fixer condition; Slab foundation; Composition roof; Wood siding construction
• Construction: Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Back yard fencing; Patio

Interior

• Kitchen: Kitchen with included appliances (other)
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; Primary bedroom located on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One main-level bathroom; One upper-level full bathroom; Master bath with tub/shower combination
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; No shared/common walls
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $272 ($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.
• Cap rate 8.2% 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 (+2.2%/yr); 167 active listings in the ZIP; 19 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 $2,141/mo this rent would consume 53% 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 $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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.26% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 6.6

CMA / ARV

• ARV (median comp): $300,285
• List price: $170,000
• Delta: -43.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $108,369
• Equity at exit: $153,149

10-year hold

• IRR: 24.9%
• Equity multiple: 7.36×
• Total profit: $302,523
• 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 →

ZIP-level market 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$891
• Tax from tax record: −$457 /mo · $5,486/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $272

Break-even live

Break-even rent $1,797

Max offer price $170,000

Occupancy floor 82%

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
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	43d	1	0.07mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	2d	1	0.13mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	24d	1	0.49mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	43d	1	0.49mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	0.67mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.69mi
610 Dot Dr Atlanta, GA	4.0	2.5	3202	$2,656	$0.83	43d	1	0.72mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	10d	1	0.84mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	12d	1	0.86mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.92mi
3505 Creekview Dr Union City, GA	3.0	3.0	2774	$2,395	$0.86	1d	1	0.92mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	12d	1	0.96mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	1.07mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	1.08mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	1.11mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	21d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	1.12mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.12mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	24d	1	1.45mi

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: $25,690
• − Mortgage interest: −$9,523
• − Property taxes: −$5,486
• − Insurance: −$850
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,945
• Taxable income: $776
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $3,075/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

+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.