5140 Highpoint · Union City, GA 30291

$120,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily · 20 Days on market

Built 1972 1,350 sqft lot Est $220k · 46% under

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

****GREAT BANK OWNED PROPERTY, GREAT INVESTOR SPECIAL, PRICED TO SELL, HOME SITS IN A TOWNHOME COMMUNITY, CLOSE TO SCHOOLS, MALLS, AND THE AIRPORT, SOLD AS-IS, NO DISCLOSURE, MUST CLOSE WITH SELLERS ATTORNEY

Key facts

• Built 1972
• Listed 19 days

Property features AI

Finance

• HOA & community: Community sidewalks

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity (110 volts) available; Natural gas available
• Home design: Two-level unit; Fee simple ownership; Unit spans levels 1 and 2
• Construction: Brick on all sides with vinyl siding accents; Composition roof; Slab foundation; Resale property
• Exterior features: Back yard with wood fencing; Private road frontage; Asphalt road surface; Sidewalks in the community; Use GPS for directions

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Refrigerator
• Bedrooms: Two bedrooms on the upper level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom; Upper-level full bath; Lower-level half bath; Master bath: none
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Walk-in closets; Shared walls (2+ units)
• Laundry & utility: Laundry room; In-kitchen laundry hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 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 24% at this address vs 51% district-wide (-27 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); 167 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $120k implies a 606% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $220,416
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8300 Hunters Grove Rd	0.06mi	3/2.5 (+1)	1,382 (+3%)	22mo	$233,000	$169	65
5079 Alexander Ave	0.27mi	3/2.0 (+1)	1,436 (+7%)	7mo	$230,000	$160	63
5581 Liberty Rd	0.49mi	3/2.0 (+1)	1,360 (+1%)	23mo	$244,845	$180	49
5278 Park Ave	0.63mi	3/1.5 (+1)	1,191 (-11%)	2mo	$55,000	$46	45
5215 Dixie Lake Rd	0.45mi	3/3.0 (+1)	1,176 (-12%)	3mo	$192,500	$164	45
5953 Armour Dr	0.47mi	3/2.5 (+1)	1,536 (+14%)	5mo	$229,000	$149	41

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: 36.6%
• Equity multiple: 3.81×
• Total profit: $94,547
• Equity at exit: $108,106

10-year hold

• IRR: 31.2%
• Equity multiple: 8.50×
• Total profit: $251,902
• Equity at exit: $233,134

Cash invested: $33,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $479

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	0.04mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	15d	1	0.09mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	2d	1	0.09mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	0.44mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	43d	1	0.65mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	43d	1	0.70mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	17d	1	0.77mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	0.79mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	43d	1	0.84mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	20d	1	0.84mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	24d	1	0.89mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	43d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	15d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	24d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	1d	1	0.99mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	1d	1	1.02mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	43d	1	1.03mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	12d	1	1.04mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	2d	1	1.06mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	24d	1	1.06mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	24d	1	1.07mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	1d	1	1.18mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	43d	1	1.29mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	1d	6	1.31mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	1.33mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	43d	1	1.34mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	5d	1	1.38mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	24d	1	1.39mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	24d	1	1.39mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	43d	1	1.40mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	24d	1	1.40mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	43d	1	1.41mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	43d	1	1.42mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	43d	1	1.44mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	43d	1	1.45mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	43d	1	1.46mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	4d	1	1.46mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	20d	1	1.46mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $120,000 Active 20 DOM
2. 2026-06-17
   price $120,000 Active 19 DOM
3. 2026-06-17
   days on market $135,000 Active 19 DOM
4. 2026-06-16
   days on market $135,000 Active 18 DOM
5. 2026-06-15
   days on market $135,000 Active 17 DOM
6. 2026-06-13
   days on market $135,000 Active 15 DOM
7. 2026-06-09
   days on market $135,000 Active 11 DOM
8. 2026-06-08
   days on market $135,000 Active 10 DOM
9. 2026-06-07
   days on market $135,000 Active 9 DOM
10. 2026-06-04
    days on market $135,000 Active 6 DOM
11. 2026-06-03
    days on market $135,000 Active 5 DOM
12. 2026-06-01
    days on market $135,000 Active 3 DOM
13. 2026-05-31
    days on market $135,000 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,868
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,491
• Taxable income: $4,077
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $4,766/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

+578.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $135,000 FMLS
• 2017-12-12 Listing Removed — GAMLS
• 2017-09-19 Listed $29,900 GAMLS
• 2009-04-10 Sold (MLS) $17,000 FMLS
• 2009-01-26 Listed $19,900 FMLS