4701 Flat Shoals 42a Rd Unit 42A · Union City, GA 30291

$120,000

3 bd · 2.5 ba · 1,340 sqft · Condo public records · 65 Days on market

Built 1972 $90/sqft · 7% below area Est $128k · 7% under $290/mo HOA · 16% 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 +10.5/15.0
• 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 MLS

Location Location!!!!! The open living space has beautiful laminate floors, and the bedrooms feel cozy with carpet upstairs. The kitchen is bright and practical-great for cooking at home and everyday use. You can start your day or wind down in the evening on your own private patio. With updated features and a well-designed layout, this home is ready for you to move right in and enjoy. So many options..worth seeing! FHA/VA/Cash

Key facts

• Well-designed layout
• Private patio
• Updated features

Tags

• PRIVATE PATIO
• UPDATED FEATURES
• WELL-DESIGNED LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $465 ($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: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.4% in Union City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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+, schools F, amenities 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.
• Market conditions: Rents rising (+2.2%/yr); 174 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,866/mo this rent would consume 46% 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 $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 65 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $120k implies a 118% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 5.4

CMA / ARV

• ARV (median comp): $128,447
• List price: $120,000
• Delta: -6.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.2%
• Equity multiple: 3.79×
• Total profit: $93,599
• Equity at exit: $108,106

10-year hold

• IRR: 30.8%
• Equity multiple: 8.43×
• Total profit: $249,709
• 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: 174
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$50
• HOA: −$290
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $465

Break-even live

Break-even rent $1,278

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $533	-5% $499	+0% $465	+5% $431	+10% $397
Rent	-10% $317	-5% $391	+0% $465	+5% $538	+10% $612
Rate	-1.0pp $525	-0.5pp $495	base $465	+0.5pp $434	+1.0pp $402

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.15mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	45d	1	0.40mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	45d	1	0.47mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	45d	1	0.47mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	5d	1	0.54mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.58mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	0d	4	0.63mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.65mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	45d	1	0.71mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	45d	1	0.74mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	0d	17	0.76mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	0.76mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	0.77mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	0.79mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	0.81mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$2,315	$1.70	0d	5	0.81mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	0.82mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	0.93mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	0.99mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.01mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	1.01mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	1.04mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	12d	1	1.09mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	1.10mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	5d	1	1.13mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.13mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	1.20mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.20mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.29mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	1.30mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.34mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	1.34mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	1.34mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	23d	1	1.34mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	0d	1	1.36mi
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	45d	1	1.38mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	1.40mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	45d	1	1.46mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $120,000 Active 65 DOM
2. 2026-06-18
   days on market $120,000 Active 62 DOM
3. 2026-06-17
   days on market $120,000 Active 61 DOM
4. 2026-06-16
   days on market $120,000 Active 60 DOM
5. 2026-06-15
   days on market $120,000 Active 59 DOM
6. 2026-06-13
   days on market $120,000 Active 57 DOM
7. 2026-06-09
   days on market $120,000 Active 53 DOM
8. 2026-06-08
   days on market $120,000 Active 52 DOM
9. 2026-06-07
   days on market $120,000 Active 51 DOM
10. 2026-06-04
    days on market $120,000 Active 48 DOM
11. 2026-06-03
    days on market $120,000 Active 47 DOM
12. 2026-06-01
    days on market $120,000 Active 45 DOM
13. 2026-05-31
    days on market $120,000 Active 44 DOM
14. 2026-04-17
    listed $120,000 New 432-char remark

    Show marketing remark (432 chars)

    Location Location!!!!! The open living space has beautiful laminate floors, and the bedrooms feel cozy with carpet upstairs. The kitchen is bright and practical-great for cooking at home and everyday use. You can start your day or wind down in the evening on your own private patio. With updated features and a well-designed layout, this home is ready for you to move right in and enjoy. So many options..worth seeing! FHA/VA/Cash

15. 1999-05-28
    soldstatus $55,000
16. 1998-09-04
    soldstatus $44,000

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$621/yr (+$52/mo · 128.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,393
• − Mortgage interest: −$6,722
• − Property taxes: −$483
• − Insurance: −$600
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − HOA: −$3,480
• − Depreciation: −$3,491
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,608/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

+172.7% since first listed

3 events — show timeline

• 2026-04-17 Listed $120,000 GAMLS
• 1999-05-28 Sold (Public Records) $55,000 Public Records
• 1998-09-04 Sold (Public Records) $44,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $483 · +204.2% YoY. Source: county tax records.