None · Union City, GA 30291

$350,000

4 bd · 3.0 ba · 3,202 sqft · SingleFamily public records · 90 Days on market

Built 2008 0.26 ac lot $109/sqft · at area comps Est $351k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• Cash flow +7.2/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

MOVE IN READY - Renovated Home in South Fulton - As-Is Welcome to a home where every inch has been thoughtfully upgraded with meticulous attention to detail. Located in a quiet, established family neighborhood in the heart of South Fulton, this stunning residence combines modern sophistication with everyday comfort-perfectly positioned just minutes from Mayors Park, Ronald Bridges Park, major interstates (I-85, I-75, I-285), and downtown Atlanta. Have peace of mind when you step inside to discover a completely refreshed interior featuring BRAND NEW PAINT INSIDE AND OUT, ALL-NEW DESIGNER LIGHTING, and NEW WINDOW TREATMENT throughout. The heart of the home-an open and airy kitchen- GRANITE countertops, and a striking NEW TILED BACKSPLASH and walls, all complimented by contemporary hardware and fixtures. Both bathrooms have been tastefully modernized with NEW GRANITE VANITIES, PREMIUM FIXTURES, and stylish finishes that reflect quality craftsmanship. Outside, a BRAND NEW ARCHITECTURAL ROOF, NEWLY POURED DRIVEWAY, and professionally painted exterior provide worry-free curb appeal. This move-in-ready gem is also just a short drive from Hartsfield-Jackson International Airport and convenient to local shopping and dining, offering the perfect blend of suburban tranquility and urban accessibility. Don't miss this rare opportunity to own a beautifully renovated home in one of South Fulton's most accessible and family-friendly communities. ALSO LISTED FOR RENT.... NO BLIND OFFERS.

Key facts

• Renovated home
• Refreshed interior
• New tiled backsplash

Tags

• RENOVATED HOME
• REFRESHED INTERIOR
• OPEN AIRY KITCHEN
• NEW TILED BACKSPLASH
• MODERNIZED BATHROOMS
• NEW GRANITE VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (29.9% below list).
• Recommended offer: $245k (29.9% below list) — sets the bar for 1% rule.

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); 174 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $2,452/mo this rent would consume 61% 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 $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $294k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,194 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $350,648
• List price: $350,000
• Delta: -0.18%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $158,416
• Equity at exit: $315,308

10-year hold

• IRR: 18.1%
• Equity multiple: 5.96×
• Total profit: $486,540
• Equity at exit: $679,973

Cash invested: $98,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$431 /mo · $5,174/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-475

Break-even live

Break-even rent $3,054

Max offer price $266,019

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-376	+0% $-475	+5% $-574	+10% $-674
Rent	-10% $-669	-5% $-572	+0% $-475	+5% $-379	+10% $-282
Rate	-1.0pp $-299	-0.5pp $-386	base $-475	+0.5pp $-566	+1.0pp $-658

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 Creekview Dr Union City, GA	3.0	3.0	2774	$2,395	$0.86	3d	1	0.07mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	26d	1	0.67mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	45d	1	0.67mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	22d	1	1.40mi
610 Dot Dr Atlanta, GA	4.0	2.5	3202	$2,656	$0.83	45d	1	1.46mi

Listing history 41 events

1. 2026-06-21
   days on market $350,000 Active 90 DOM
2. 2026-06-18
   days on market $350,000 Active 87 DOM
3. 2026-06-17
   days on market $350,000 Active 86 DOM
4. 2026-06-16
   days on market $350,000 Active 85 DOM
5. 2026-06-15
   days on market $350,000 Active 84 DOM
6. 2026-06-13
   days on market $350,000 Active 82 DOM
7. 2026-06-09
   days on market $350,000 Active 78 DOM
8. 2026-06-08
   days on market $350,000 Active 77 DOM
9. 2026-06-07
   days on market $350,000 Active 76 DOM
10. 2026-06-04
    days on market $350,000 Active 73 DOM
11. 2026-06-03
    days on market $350,000 Active 72 DOM
12. 2026-06-01
    days on market $350,000 Active 70 DOM
13. 2026-05-31
    days on market $350,000 Active 69 DOM
14. 2026-03-21
    listed $350,000 New 1496-char remark

    Show marketing remark (1520 chars)

    MOVE IN READY - Renovated Home in South Fulton - As-Is Welcome to a home where every inch has been thoughtfully upgraded with meticulous attention to detail. Located in a quiet, established family neighborhood in the heart of South Fulton, this stunning residence combines modern sophistication with everyday comfort—perfectly positioned just minutes from Mayors Park, Ronald Bridges Park, major interstates (I-85, I-75, I-285), and downtown Atlanta. Have peace of mind when you step inside to discover a completely refreshed interior featuring BRAND NEW PAINT INSIDE AND OUT, ALL-NEW DESIGNER LIGHTING, and NEW WINDOW TREATMENT throughout. The heart of the home—an open and airy kitchen— GRANITE countertops, and a striking NEW TILED BACKSPLASH and walls, all complimented by contemporary hardware and fixtures. Both bathrooms have been tastefully modernized with NEW GRANITE VANITIES, PREMIUM FIXTURES, and stylish finishes that reflect quality craftsmanship. Outside, a BRAND NEW ARCHITECTURAL ROOF, NEWLY POURED DRIVEWAY, and professionally painted exterior provide worry-free curb appeal. This move-in-ready gem is also just a short drive from Hartsfield-Jackson International Airport and convenient to local shopping and dining, offering the perfect blend of suburban tranquility and urban accessibility. Don’t miss this rare opportunity to own a beautifully renovated home in one of South Fulton's most accessible and family-friendly communities. ALSO LISTED FOR RENT.... NO BLIND OFFERS.

15. 2026-03-21
    listed $350,000 Active 1520-char remark

    Show marketing remark (1520 chars)

    MOVE IN READY - Renovated Home in South Fulton - As-Is Welcome to a home where every inch has been thoughtfully upgraded with meticulous attention to detail. Located in a quiet, established family neighborhood in the heart of South Fulton, this stunning residence combines modern sophistication with everyday comfort—perfectly positioned just minutes from Mayors Park, Ronald Bridges Park, major interstates (I-85, I-75, I-285), and downtown Atlanta. Have peace of mind when you step inside to discover a completely refreshed interior featuring BRAND NEW PAINT INSIDE AND OUT, ALL-NEW DESIGNER LIGHTING, and NEW WINDOW TREATMENT throughout. The heart of the home—an open and airy kitchen— GRANITE countertops, and a striking NEW TILED BACKSPLASH and walls, all complimented by contemporary hardware and fixtures. Both bathrooms have been tastefully modernized with NEW GRANITE VANITIES, PREMIUM FIXTURES, and stylish finishes that reflect quality craftsmanship. Outside, a BRAND NEW ARCHITECTURAL ROOF, NEWLY POURED DRIVEWAY, and professionally painted exterior provide worry-free curb appeal. This move-in-ready gem is also just a short drive from Hartsfield-Jackson International Airport and convenient to local shopping and dining, offering the perfect blend of suburban tranquility and urban accessibility. Don’t miss this rare opportunity to own a beautifully renovated home in one of South Fulton's most accessible and family-friendly communities. ALSO LISTED FOR RENT.... NO BLIND OFFERS.

16. 2025-12-31
    historical
17. 2025-10-08
    price $385,000
18. 2025-06-23
    listed $399,999 New
19. 2025-06-02
    historical
20. 2025-05-30
    historical
21. 2025-05-16
    status Active
22. 2025-05-10
    price $399,999
23. 2025-05-07
    price $399,999
24. 2025-01-29
    listed $425,000 New
25. 2025-01-29
    listed $425,000 Active
26. 2024-07-22
    soldstatus $294,000 Sold
27. 2024-07-22
    soldstatus $294,000 Closed
28. 2024-06-11
    status Pending
29. 2024-06-11
    status Under Contract
30. 2024-06-11
    status Active
31. 2024-06-07
    historical
32. 2024-06-06
    historical
33. 2024-04-05
    listed $307,000 New
34. 2024-04-05
    listed $307,000 Active
35. 2017-12-19
    soldstatus $978,500
36. 2017-04-04
    historical
37. 2017-03-03
    price $130,000
38. 2017-02-25
    status Back on Market
39. 2017-02-17
    price $135,000
40. 2017-02-16
    status Under Contract
41. 2017-02-08
    listed $150,000 New

ⓘ 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: $5,174 · $431/mo
• Projected year-2 tax: $5,174 · $431/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $29,423
• − Mortgage interest: −$19,605
• − Property taxes: −$5,174
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$10,182
• Taxable loss: −$11,996
• Est. tax savings @ 24.0%: +$2,879
• After-tax cash flow: $-2,826/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

+133.3% since first listed

28 events — show timeline

• 2026-03-21 Listed $350,000 FMLS
• 2026-03-21 Listed $350,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-08 Price Changed $385,000 GAMLS
• 2025-06-23 Listed $399,999 GAMLS
• 2025-06-02 Listing Removed — GAMLS
• 2025-05-30 Listing Removed — FMLS
• 2025-05-16 Relisted — FMLS
• 2025-05-10 Price Changed $399,999 GAMLS
• 2025-05-07 Price Changed $399,999 FMLS
• 2025-01-29 Listed $425,000 FMLS
• 2025-01-29 Listed $425,000 GAMLS
• 2024-07-22 Sold (MLS) $294,000 FMLS
• 2024-07-22 Sold (MLS) $294,000 GAMLS
• 2024-06-11 Pending — FMLS
• 2024-06-11 Pending — GAMLS
• 2024-06-11 Relisted — FMLS
• 2024-06-07 Listing Removed — GAMLS
• 2024-06-06 Listing Removed — FMLS
• 2024-04-05 Listed $307,000 FMLS
• 2024-04-05 Listed $307,000 GAMLS
• 2017-12-19 Sold (Public Records) $978,500 Public Records
• 2017-04-04 Listing Removed — GAMLS
• 2017-03-03 Price Changed $130,000 GAMLS
• 2017-02-25 Relisted — GAMLS
• 2017-02-17 Price Changed $135,000 GAMLS
• 2017-02-16 Pending — GAMLS
• 2017-02-08 Listed $150,000 GAMLS

Property tax history

+4.1%/yr

Latest (2025): $5,174 · +90.4% YoY. Source: county tax records.