5305 Oakley Commons Blvd · Union City, GA 30291

$199,500

3 bd · 2.5 ba · 1,620 sqft · Townhouse public records · 14 Days on market

Built 2006 2,313 sqft lot Est $224k · 11% under $58/mo HOA · 3% of rent

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Why this score? — see what drove the C 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 +13.7/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully Updated 3BR/2.5BA Townhome in sought-after Oakley Commons. This move-in-ready home features an open-concept floor plan with new luxury vinyl plank (LVP) flooring on the main level and new carpet upstairs. The kitchen is equipped with cherry cabinetry, brand-new quartz countertops, and stainless steel appliances. The sun-filled living room offers a bright and welcoming space for everyday living and entertaining. Upstairs, the oversized primary suite includes a spacious bathroom with a relaxing soaking tub. Additional features include fresh interior paint throughout, washer/dryer connections, and two deeded parking spaces conveniently located just off the kitchen. Ideally situated near major interstates, shopping, dining, and schools, this home offers both comfort and convenience. Must us Ericsson Law as Closing Attorney. No seller's disclosure, as the seller has never occupied the property.

Key facts

• Quartz countertops
• Soaking tub
• Cherry cabinetry

Tags

• OPEN-CONCEPT FLOOR PLAN
• CHERRY CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED PRIMARY SUITE
• SOAKING TUB

Property features AI

Finance

• Other: Directions: use GPS; County: Fulton, GA
• Financial info: Part of a community with approximately 150 units
• HOA & community: Homeowners association with quarterly fee of $175; Association covers grounds maintenance and trash; Community amenities include proximity to public transport and shopping

Exterior

• Parking: Two total parking spaces; Driveway parking; Open parking available; Kitchen-level access to parking (see remarks)
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Phone available
• Home design: Two levels; Resale property
• Construction: Brick and metal siding construction; Shingle roof; Concrete perimeter foundation; Built with energy-efficient appliances
• Exterior features: Lighting; Rain gutters; Paved road access; City street frontage; Sidewalks

Interior

• Kitchen: Solid surface counters; Stained cabinets; Breakfast bar; View to family room; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three upstairs bedrooms; Roommate floor plan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans; Electric cooling/heating components
• Interior features: Entrance foyer; High 9-ft ceilings on main level; Disappearing attic stairs; 2+ common walls; Open-concept dining area
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $13 ($155/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (6.0% below list).
• Recommended offer: $187k (6.0% 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); 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); 167 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $152k; 31% 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 $187,475 (6.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $223,560
• 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	0.21mi	3/2.5	1,536 (-5%)	4mo	$57,000	$37	78
6148 Oakley Rd #23	0.41mi	3/2.5	1,600 (-1%)	4mo	$220,000	$138	76
8330 Oakley Cir	0.13mi	3/2.5	1,436 (-11%)	1mo	$170,000	$118	74
6302 Mallory Rdg #2	0.38mi	3/2.5	1,580 (-2%)	8mo	$206,000	$130	72
6302 Mallory Rdg	0.38mi	3/2.5	1,580 (-2%)	8mo	$206,000	$130	72
4701 Flat Shoals Rd Unit 46A	0.51mi	3/2.5	1,632 (+1%)	4mo	$70,000	$43	72
4701 Flat Shoals Rd Unit 34H	0.51mi	3/2.5	1,800 (+11%)	2mo	$116,000	$64	56
311 Crimson Dr #118	0.47mi	3/2.5	1,817 (+12%)	13mo	$311,900	$172	47
161 Stanchion Dr #25	0.47mi	3/2.5	1,817 (+12%)	13mo	$311,900	$172	47
319 Crimson Dr #122	0.47mi	3/2.5	1,817 (+12%)	13mo	$299,900	$165	47
325 Crimson Dr #125	0.47mi	4/2.5 (+1)	1,817 (+12%)	14mo	$311,900	$172	41
4133 Shoals Ln	0.73mi	4/3.0 (+1)	1,821 (+12%)	13mo	$255,000	$140	27

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: 24.2%
• Equity multiple: 2.93×
• Total profit: $108,060
• Equity at exit: $179,725

10-year hold

• IRR: 21.3%
• Equity multiple: 6.64×
• Total profit: $314,800
• Equity at exit: $387,585

Cash invested: $55,860 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$83
• HOA: −$58
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $13

Break-even live

Break-even rent $1,858

Max offer price $199,500

Occupancy floor 94%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	43d	1	0.09mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	24d	1	0.13mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	43d	1	0.13mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	24d	1	0.13mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	0.13mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	43d	1	0.19mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	4d	18	0.21mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.25mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	43d	1	0.38mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	43d	1	0.39mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	43d	1	0.40mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	2d	1	0.44mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	12d	1	0.49mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	18d	1	0.49mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.56mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	10d	1	0.70mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	0.73mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	0.78mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	0.80mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	1d	1	0.80mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	43d	1	0.83mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	0.85mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	21d	1	0.85mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	0.85mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	43d	1	0.86mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	0.87mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	43d	1	0.88mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.26mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	12d	1	1.32mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	43d	1	1.35mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	21d	1	1.42mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	12d	1	1.44mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	43d	1	1.44mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	43d	1	1.44mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	12d	1	1.48mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	43d	1	1.49mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 9 events

1. 2026-06-18
   days on market $199,500 Active 14 DOM
2. 2026-06-17
   days on market $199,500 Active 13 DOM
3. 2026-06-16
   days on market $199,500 Active 12 DOM
4. 2026-06-15
   days on market $199,500 Active 11 DOM
5. 2026-06-13
   days on market $199,500 Active 9 DOM
6. 2026-06-09
   days on market $199,500 Active 5 DOM
7. 2026-06-08
   days on market $199,500 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $199,500 Active 3 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: $3,370 · $281/mo
• Projected year-2 tax: $3,370 · $281/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: $22,497
• − Mortgage interest: −$11,175
• − Property taxes: −$3,370
• − Insurance: −$998
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$696
• − Depreciation: −$5,804
• Taxable loss: −$3,145
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $909/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

+211.7% since first listed

11 events — show timeline

• 2026-06-04 Listed $199,500 FMLS
• 2026-06-04 Listed $199,500 GAMLS
• 2021-10-12 Sold (Public Records) $152,500 Public Records
• 2021-10-06 Sold (MLS) $152,500 GAMLS
• 2021-10-06 Sold (MLS) $152,500 FMLS
• 2021-10-04 Pending — GAMLS
• 2021-09-15 Pending — FMLS
• 2021-09-14 Pending — GAMLS
• 2021-09-13 Listed $150,000 GAMLS
• 2021-09-13 Listed $150,000 FMLS
• 2013-12-06 Sold (Public Records) $64,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,370 · +43.2% YoY. Source: county tax records.