4701 Flat Shoals Rd Unit 25F · Union City, GA 30291

$84,000

1 bd · 1.0 ba · 750 sqft · Condo public records · 133 Days on market

Built 1972 $112/sqft · 17% below area Est $102k · 17% under $290/mo HOA · 20% 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 +28.5/30.0
• ARV discount +15.0/15.0
• 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

Great 1 Bedroom Condo in Shannon Villas; a Gated Community only 6 minutes away from Interstate 285 South/Interstate 85. The Shannon Villa community has both adult and children's basketball courts, large courtyard area and beautiful neighbourhood scenery. The local area surrounding the Shannon Villas community features shopping centres and several restaurants. Only 14 minutes away from Hartsfield-Jackson International Airport.

Key facts

• Gated community
• Shopping centres
• Courtyard area

Tags

• GATED COMMUNITY
• BASKETBALL COURTS
• COURTYARD AREA
• SHOPPING CENTRES
• RESTAURANTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); 167 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($581 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 133 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.69% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 4.9

CMA / ARV

• ARV (median comp): $101,796
• List price: $84,000
• Delta: -17.48%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.2%
• Equity multiple: 3.65×
• Total profit: $62,357
• Equity at exit: $75,674

10-year hold

• IRR: 29.2%
• Equity multiple: 8.14×
• Total profit: $167,963
• Equity at exit: $163,194

Cash invested: $23,520 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$441
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$35
• HOA: −$290
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $276

Break-even live

Break-even rent $1,072

Max offer price $84,000

Occupancy floor 76%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6305 Shannon Pkwy Apt 101 Union City, GA	2.0	1.0	676	$1,650	$2.44	44d	1	0.18mi
6305 Shannon Pkwy Union City, GA	2.0	1.0	676	$2,150	$3.18	24d	1	0.19mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,195	$1.25	44d	1	0.47mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,147	$1.11	4d	18	0.76mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	5d	1	1.00mi
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	44d	1	1.04mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	21d	1	1.13mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	4d	1	1.13mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	44d	1	1.23mi

HOA detail condo

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

Listing history 40 events

1. 2026-06-18
   days on market $84,000 Active 133 DOM
2. 2026-06-17
   days on market $84,000 Active 132 DOM
3. 2026-06-16
   days on market $84,000 Active 131 DOM
4. 2026-06-15
   days on market $84,000 Active 130 DOM
5. 2026-06-13
   days on market $84,000 Active 128 DOM
6. 2026-06-09
   days on market $84,000 Active 124 DOM
7. 2026-06-08
   days on market $84,000 Active 123 DOM
8. 2026-06-07
   days on market $84,000 Active 122 DOM
9. 2026-06-04
   days on market $84,000 Active 119 DOM
10. 2026-06-03
    days on market $84,000 Active 118 DOM
11. 2026-06-01
    days on market $84,000 Active 116 DOM
12. 2026-05-31
    days on market $84,000 Active 115 DOM
13. 2026-04-24
    price $84,000 429-char remark

    Show marketing remark (429 chars)

    Great 1 Bedroom Condo in Shannon Villas; a Gated Community only 6 minutes away from Interstate 285 South/Interstate 85. The Shannon Villa community has both adult and children's basketball courts, large courtyard area and beautiful neighbourhood scenery. The local area surrounding the Shannon Villas community features shopping centres and several restaurants. Only 14 minutes away from Hartsfield-Jackson International Airport.

14. 2026-04-20
    status Back On Market 429-char remark

    Show marketing remark (429 chars)

    Great 1 Bedroom Condo in Shannon Villas; a Gated Community only 6 minutes away from Interstate 285 South/Interstate 85. The Shannon Villa community has both adult and children's basketball courts, large courtyard area and beautiful neighbourhood scenery. The local area surrounding the Shannon Villas community features shopping centres and several restaurants. Only 14 minutes away from Hartsfield-Jackson International Airport.

15. 2026-04-13
    historical 429-char remark

    Show marketing remark (429 chars)

    Great 1 Bedroom Condo in Shannon Villas; a Gated Community only 6 minutes away from Interstate 285 South/Interstate 85. The Shannon Villa community has both adult and children's basketball courts, large courtyard area and beautiful neighbourhood scenery. The local area surrounding the Shannon Villas community features shopping centres and several restaurants. Only 14 minutes away from Hartsfield-Jackson International Airport.

16. 2026-01-13
    listed $87,000 New 429-char remark

    Show marketing remark (429 chars)

    Great 1 Bedroom Condo in Shannon Villas; a Gated Community only 6 minutes away from Interstate 285 South/Interstate 85. The Shannon Villa community has both adult and children's basketball courts, large courtyard area and beautiful neighbourhood scenery. The local area surrounding the Shannon Villas community features shopping centres and several restaurants. Only 14 minutes away from Hartsfield-Jackson International Airport.

17. 2025-12-31
    historical
18. 2025-10-17
    price $90,000
19. 2025-09-08
    price $95,000
20. 2025-08-05
    price $100,000
21. 2025-06-30
    listed $105,000 New
22. 2025-02-04
    historical
23. 2025-02-04
    historical
24. 2024-10-21
    price $95,500
25. 2024-10-21
    price $95,500
26. 2024-10-21
    price $95,247
27. 2024-10-13
    price $100,000
28. 2024-10-13
    price $100,000
29. 2024-10-06
    listed $110,000 Active
30. 2024-10-04
    listed $110,000 New
31. 2023-06-28
    soldstatus $81,000
32. 2023-06-02
    soldstatus $81,000 Closed
33. 2023-06-02
    soldstatus $81,000 Sold
34. 2023-04-29
    status Pending
35. 2023-04-29
    status Under Contract
36. 2023-04-20
    listed $79,900 Active
37. 2023-04-20
    listed $79,900 New
38. 2019-06-17
    soldstatus $35,000 Closed
39. 2019-04-22
    status Pending
40. 2019-03-11
    listed $31,900 Active

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $974 · $81/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 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: $17,049
• − Mortgage interest: −$4,705
• − Property taxes: −$974
• − Insurance: −$420
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$3,480
• − Depreciation: −$2,444
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,757/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

+163.3% since first listed

28 events — show timeline

• 2026-04-24 Price Changed $84,000 GAMLS
• 2026-04-20 Relisted — GAMLS
• 2026-04-13 Listing Removed — GAMLS
• 2026-01-13 Listed $87,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-17 Price Changed $90,000 GAMLS
• 2025-09-08 Price Changed $95,000 GAMLS
• 2025-08-05 Price Changed $100,000 GAMLS
• 2025-06-30 Listed $105,000 GAMLS
• 2025-02-04 Listing Removed — FMLS
• 2025-02-04 Listing Removed — GAMLS
• 2024-10-21 Price Changed $95,500 GAMLS
• 2024-10-21 Price Changed $95,500 FMLS
• 2024-10-21 Price Changed $95,247 FMLS
• 2024-10-13 Price Changed $100,000 FMLS
• 2024-10-13 Price Changed $100,000 GAMLS
• 2024-10-06 Listed $110,000 FMLS
• 2024-10-04 Listed $110,000 GAMLS
• 2023-06-28 Sold (Public Records) $81,000 Public Records
• 2023-06-02 Sold (MLS) $81,000 GAMLS
• 2023-06-02 Sold (MLS) $81,000 FMLS
• 2023-04-29 Pending — FMLS
• 2023-04-29 Pending — GAMLS
• 2023-04-20 Listed $79,900 GAMLS
• 2023-04-20 Listed $79,900 FMLS
• 2019-06-17 Sold (MLS) $35,000 FMLS
• 2019-04-22 Pending — FMLS
• 2019-03-11 Listed $31,900 FMLS

Property tax history

+4.1%/yr

Latest (2025): $974 · +15.1% YoY. Source: county tax records.