6354 Shannon Pkwy Unit 29B · Union City, GA 30291

$112,000

3 bd · 2.5 ba · 1,536 sqft · Townhouse public records · 19 Days on market

Built 1974 1,524 sqft lot Est $181k · 38% under $264/mo HOA · 14% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into the possibilities with this 3 bedroom, 2.5 bath townhome located in the growing South Fulton area offering a prime opportunity to add value and build equity. Featuring generous main level living space and a well designed layout. This residence offers a remarkable opportunity for a discerning buyer or a strategic investor. No FHA financing ! No Rental Restrictions! This is your chance to transform opportunity into equity, Serious inquires only. Seller is paying 2,000.00 toward closing cost. Come and explore everything this property has to offer.

Key facts

• $264 HOA
• 2 parking spots
• Built 1974

Property features AI

Finance

• Other: Located in the Old Virginia subdivision
• Financial info: Listing offered As-Is and is Real Estate Owned; Acceptable financing: Cash or Conventional
• HOA & community: Association with a $3,168 annual fee; Association covers structure maintenance, grounds maintenance, and trash; Initiation fee of $1,500; Community is gated and offers street lights, nearby public transport, walkable schools, and proximity to shopping

Exterior

• Parking: 2 parking spaces (no additional parking features listed)
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; 220 volt electric service; Sewer available
• Home design: Attached townhouse; Residential property; Two stories; Built in 1974
• Construction: Brick and other exterior materials; Composition roof; Slab foundation
• Exterior features: Patio; Back yard with wood fencing; Level lot

Interior

• Kitchen: Electric water heater; Laundry located in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Other
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central heating with forced air; Central electric air conditioning; Ceiling fans
• Interior features: Two-level floorplan; Living area reported as 1536 square feet; Resale condition; Other interior features
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $112k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% 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); 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 22% at this address vs 51% district-wide (-29 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $12k of equity ($774 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $112k implies a 141% gain — meaningful room to come down on a strong offer.

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 $110,320 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $181,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6354 Shannon Pkwy Unit 32C	0.00mi	3/2.5	1,536 (0%)	4mo	$57,000	$37	96
6354 Shannon Pkwy Unit 32F	0.00mi	3/2.5	1,536 (0%)	16mo	$149,000	$97	87
8330 Oakley Cir	0.18mi	3/2.5	1,436 (-6%)	1mo	$170,000	$118	80
4701 Flat Shoals Rd Unit 46A	0.35mi	3/2.5	1,632 (+6%)	4mo	$70,000	$43	70
5095 Oakley Commons Blvd	0.36mi	3/2.5	1,550 (+1%)	16mo	$214,900	$139	68
6148 Oakley Rd #23	0.56mi	3/2.5	1,600 (+4%)	4mo	$220,000	$138	64
6302 Mallory Rdg	0.55mi	3/2.5	1,580 (+3%)	8mo	$206,000	$130	63
6302 Mallory Rdg #2	0.55mi	3/2.5	1,580 (+3%)	8mo	$206,000	$130	63
4701 Flat Shoals Rd Unit 62H	0.35mi	3/2.5	1,340 (-13%)	1mo	$87,080	$65	62
4701 Flat Shoals Rd Unit 50H	0.35mi	3/2.5	1,340 (-13%)	2mo	$52,900	$39	61
4701 Flat Shoals Rd Unit 54B	0.35mi	3/2.5	1,340 (-13%)	3mo	$60,000	$45	60
5070 Oakley Commons Blvd	0.38mi	3/2.5	1,350 (-12%)	8mo	$195,000	$144	56

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: 38.5%
• Equity multiple: 3.95×
• Total profit: $92,379
• Equity at exit: $100,898

10-year hold

• IRR: 32.9%
• Equity multiple: 8.77×
• Total profit: $243,629
• Equity at exit: $217,591

Cash invested: $31,360 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$587
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$47
• HOA: −$264
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $514

Break-even live

Break-even rent $1,253

Max offer price $112,000

Occupancy floor 68%

Sensitivity live

Price	-10% $577	-5% $546	+0% $514	+5% $482	+10% $451
Rent	-10% $364	-5% $439	+0% $514	+5% $589	+10% $664
Rate	-1.0pp $570	-0.5pp $543	base $514	+0.5pp $485	+1.0pp $455

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	44d	1	0.15mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	5d	1	0.15mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	25d	1	0.15mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	0.19mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	0.34mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	0.35mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.37mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	0d	17	0.40mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.43mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$2,315	$1.70	0d	5	0.46mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	0.46mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	0.56mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	0.59mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	0.62mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	44d	1	0.65mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	0.66mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.69mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	13d	1	0.72mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	0.79mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	12d	1	0.93mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	0.97mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	1.02mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	1.04mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	1.09mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	23d	1	1.09mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	1.09mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.11mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	13d	1	1.14mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	1.14mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	1.28mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	1.32mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	23d	1	1.38mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	44d	1	1.40mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.41mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	1.41mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	44d	1	1.41mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	13d	1	1.41mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	1.42mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	1.44mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,676	$1.90	0d	5	1.47mi

HOA detail

• Monthly dues: $264 · $3,168/yr

Listing history 12 events

1. 2026-06-21
   days on market $112,000 Active 19 DOM
2. 2026-06-18
   days on market $112,000 Active 16 DOM
3. 2026-06-17
   days on market $112,000 Active 15 DOM
4. 2026-06-16
   days on market $112,000 Active 14 DOM
5. 2026-06-15
   days on market $112,000 Active 13 DOM
6. 2026-06-13
   days on market $112,000 Active 11 DOM
7. 2026-06-09
   days on market $112,000 Active 7 DOM
8. 2026-06-08
   days on market $112,000 Active 6 DOM
9. 2026-06-07
   days on market $112,000 Active 5 DOM
10. 2026-06-04
    days on market $112,000 Active 2 DOM
11. 2026-06-03
    remarks 562-char remark
12. 2026-06-03
    listed $112,000 Active 1 DOM

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,102 · $92/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 · 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: $22,844
• − Mortgage interest: −$6,274
• − Property taxes: −$1,102
• − Insurance: −$560
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$3,168
• − Depreciation: −$3,258
• Taxable income: $4,827
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $5,010/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

+170.9% since first listed

3 events — show timeline

• 2026-03-01 Listed $125,990 FMLS
• 2026-02-25 Listed $112,000 GAMLS
• 1995-08-04 Sold (Public Records) $46,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,102 · +44.1% YoY. Source: county tax records.