5140 Highpoint · Union City, GA 30291

$120,000

2 bd · 1.5 ba · 1,344 sqft · Townhouse · 39 Days on market

Built 1972 Fair condition 1,350 sqft lot $89/sqft · 48% below area Est $229k · 48% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

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 38 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $387 ($5k/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: $116k (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: 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); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $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 39 days — a 3% lower offer ($116k) 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $229,033
• List price: $120,000
• Delta: -47.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4701 Flat Shoals Rd Unit 59E	0.97mi	3/2.0 (+1)	1,340 (-0%)	3mo	$50,000	$37	55
4701 Flat Shoals Rd Unit 39F	0.97mi	3/2.5 (+1)	1,340 (-0%)	2mo	$90,000	$67	54
4701 Flat Shoals Rd Unit 59H	0.97mi	3/2.5 (+1)	1,340 (-0%)	2mo	$66,500	$50	53
4701 Flat Shoals Rd Unit 62H	0.97mi	3/2.5 (+1)	1,340 (-0%)	4mo	$87,080	$65	52
4701 Flat Shoals Rd Unit 50H	0.97mi	3/2.5 (+1)	1,340 (-0%)	5mo	$52,900	$39	52
4701 Flat Shoals Rd Unit 51B	0.97mi	3/2.5 (+1)	1,340 (-0%)	5mo	$70,000	$52	51
4701 UNIT 31F Flat Shoals Rd	0.97mi	3/2.5 (+1)	1,300 (-3%)	2mo	$83,000	$64	49
6305 Shannon Pkwy #201	1.12mi	2/1.0	1,200 (-11%)	6mo	$230,000	$192	40
4701 Flat Shoals Rd Unit 5D	0.97mi	2/1.5	1,100 (-18%)	2mo	$100,000	$91	38
4701 Flat Shoals Rd Unit 44C	0.97mi	2/1.5	1,100 (-18%)	2mo	$55,000	$50	38
4701 Flat Shoals Rd Unit 56C	0.97mi	2/1.5	1,100 (-18%)	4mo	$55,500	$50	37
5800 Union Walk Dr	0.75mi	3/2.5 (+1)	1,520 (+13%)	4mo	$199,000	$131	31

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: 34.1%
• Equity multiple: 3.64×
• Total profit: $88,781
• Equity at exit: $108,106

10-year hold

• IRR: 29.1%
• Equity multiple: 8.13×
• Total profit: $239,708
• 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 →

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

Active competition Active MLS

• For sale now: 18 active · 11 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $125,475 ($104/sqft)
• Median days on market: 70 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +63.1% above 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: 297
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $387

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $470	-5% $428	+0% $387	+5% $345	+10% $304
Rent	-10% $265	-5% $326	+0% $387	+5% $448	+10% $508
Rate	-1.0pp $447	-0.5pp $417	base $387	+0.5pp $356	+1.0pp $324

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 Highpoint Rd Union City, GA	2.0	1.5–3.0	1307	$1,210	$0.93	32d	3	0.04mi
5140 Highpoint Rd Union City, GA	2.0	2.5–3.0	1332	$1,275	$0.96	71d	3	0.04mi
5140 Highpoint Rd Union City, GA	2.0	1.5–3.0	1307	$1,185	$0.91	7d	3	0.04mi
5140 Highpoint Rd Union City, GA	2.0	2.5–3.0	1290	$1,295	$1.00	77d	2	0.04mi
5140 Highpoint Rd Union City, GA	2.0	1.5–2.5	1307	$1,185	$0.91	0d	2	0.04mi
6030 Stonewall Dr Union City, GA	3.0	2.0	1144	$1,731	$1.51	82d	1	0.08mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	110d	1	0.09mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,395	$1.06	88d	1	0.09mi
5950 Stonewall Dr Apt 1 Union City, GA	3.0	1.0	1320	$1,445	$1.09	74d	1	0.09mi
6238 Highpoint Rd Union City, GA	3.0	2.0	1800	$1,510	$0.84	78d	1	0.37mi
5544 Lakeside Dr Union City, GA	3.0	1.5	1677	$1,649	$0.98	5d	1	0.38mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	139d	1	0.44mi
5120 Cochran Dr Union City, GA	3.0	2.0	1195	$1,830	$1.53	3d	1	0.46mi
5695 Liberty Rd Union City, GA	3.0	2.0	1825	$1,695	$0.93	72d	1	0.53mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	139d	1	0.65mi
6258 Lower Dixie Lake Rd Union City, GA	2.0	1.0	1024	$2,250	$2.20	10d	1	0.67mi
5379 Park Ave Union City, GA	3.0	1.0	1323	$1,441	$1.09	4d	1	0.68mi
5606 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,800	$1.30	36d	1	0.68mi
5856 Rock Rd Union City, GA	3.0	2.0	1400	$1,895	$1.35	11d	1	0.69mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	139d	1	0.70mi
5619 Union Pointe Dr Union City, GA	3.0	2.5	1668	$1,850	$1.11	26d	1	0.71mi
5621 Union Pointe Dr Union City, GA	3.0	2.5	1668	$1,700	$1.02	62d	1	0.72mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	113d	1	0.77mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	139d	1	0.79mi
4497 Ravenwood Dr Union City, GA	3.0	3.0	1694	$2,000	$1.18	89d	1	0.84mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	139d	1	0.84mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	116d	1	0.84mi
4680 Ravenwood Loop Union City, GA	3.0	2.5	1824	$1,950	$1.07	67d	1	0.84mi
4680 Ravenwood Loop Union City, GA	3.0	2.5	1824	$1,950	$1.07	85d	1	0.84mi
5717 Union Pointe Dr Union City, GA	3.0	2.5	1540	$1,800	$1.17	65d	1	0.85mi
4423 Ravenwood Dr Union City, GA	3.0	2.5	1525	$1,860	$1.22	5d	1	0.85mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$1,906	$1.16	82d	1	0.89mi
4701 Flat Shoals Rd Unit 49B Union City, GA	3.0	2.5	1300	$1,700	$1.31	65d	1	0.98mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	110d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,550	$1.11	62d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	96d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,550	$1.11	46d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	120d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	63d	1	0.99mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	139d	1	0.99mi

Property features AI

Finance

• HOA & community: Community sidewalks

Exterior

• Parking: Parking pad
• Utilities: Public waterPublic sewerElectricity available (110 volts)Natural gas available
• Home design: Two levelsFee simple ownershipResale property
• Construction: Brick on all sides and vinyl sidingComposition roofSlab foundation
• Exterior features: Back yard fencing (wood)SidewalksPrivate road frontageAsphalt road surface

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeRefrigeratorNo additional kitchen features listed
• Bedrooms: Two upper-level bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: One full bathroomOne half bathroomUpper level includes one full bathLower level includes one half bathMaster bath: none
• Heating & cooling: Central heating (natural gas)Central air conditioning (electric)
• Interior features: Walk-in closet(s)2+ common walls
• Laundry & utility: Laundry roomLaundry located in kitchen

Listing history 28 events

1. 2026-07-07
   days on market $120,000 Active 39 DOM
2. 2026-07-06
   days on market $120,000 Active 38 DOM
3. 2026-07-06
   days on market $120,000 Active 37 DOM
4. 2026-07-05
   days on market $120,000 Active 36 DOM
5. 2026-07-03
   days on market $120,000 Active 35 DOM
6. 2026-07-02
   days on market $120,000 Active 34 DOM
7. 2026-07-01
   days on market $120,000 Active 33 DOM
8. 2026-06-30
   days on market $120,000 Active 32 DOM
9. 2026-06-29
   days on market $120,000 Active 31 DOM
10. 2026-06-28
    days on market $120,000 Active 30 DOM
11. 2026-06-27
    days on market $120,000 Active 29 DOM
12. 2026-06-26
    days on market $120,000 Active 28 DOM
13. 2026-06-24
    days on market $120,000 Active 26 DOM
14. 2026-06-22
    days on market $120,000 Active 24 DOM
15. 2026-06-21
    days on market $120,000 Active 23 DOM
16. 2026-06-18
    days on market $120,000 Active 20 DOM
17. 2026-06-17
    price $120,000 Active 19 DOM
18. 2026-06-17
    days on market $135,000 Active 19 DOM
19. 2026-06-16
    days on market $135,000 Active 18 DOM
20. 2026-06-15
    days on market $135,000 Active 17 DOM
21. 2026-06-13
    days on market $135,000 Active 15 DOM
22. 2026-06-09
    days on market $135,000 Active 11 DOM
23. 2026-06-08
    days on market $135,000 Active 10 DOM
24. 2026-06-07
    days on market $135,000 Active 9 DOM
25. 2026-06-04
    days on market $135,000 Active 6 DOM
26. 2026-06-03
    days on market $135,000 Active 5 DOM
27. 2026-06-01
    days on market $135,000 Active 3 DOM
28. 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 1/10 Low
• 🌡 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: $18,471
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$3,491
• Taxable income: $2,903
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,944/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 $33,600–$60,480 screening

This townhouse requires moderate renovations, focusing on the roof, exterior siding, and flooring. Painting and updating the interior will significantly improve its curb appeal and value.

Components & finishes AI

Flooring tile

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Weathered and stained
• Minor flooring — Worn carpet in bedrooms

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls — Improves interior appearance and value ↑
• Both Replace carpet in bedrooms — Fresh carpet enhances comfort and 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 24/100

Zoned Schools

Elementary Liberty Point Elementary School F GA #554/1,228 Nat'l #24,299/41,679 Middle Camp Creek Middle School F GA #301/470 Nat'l #10,474/14,009 High Langston Hughes High School F GA #336/424 Nat'l #15,755/17,239

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: Community sidewalks

Exterior

• Parking: Parking pad
• Utilities: Public waterPublic sewerElectricity available (110 volts)Natural gas available
• Home design: Two levelsFee simple ownershipResale property
• Construction: Brick on all sides and vinyl sidingComposition roofSlab foundation
• Exterior features: Back yard fencing (wood)SidewalksPrivate road frontageAsphalt road surface

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeRefrigeratorNo additional kitchen features listed
• Bedrooms: Two upper-level bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: One full bathroomOne half bathroomUpper level includes one full bathLower level includes one half bathMaster bath: none
• Heating & cooling: Central heating (natural gas)Central air conditioning (electric)
• Interior features: Walk-in closet(s)2+ common walls
• Laundry & utility: Laundry roomLaundry located in kitchen

Price history

+503.0% since first listed

6 events — show timeline

• 2026-06-17 Price Changed $120,000 FMLS
• 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