5699 Union Pointe Dr · Union City, GA 30291

$243,900

3 bd · 2.5 ba · 1,552 sqft · Townhouse public records · 23 Days on market

Built 2020 1,742 sqft lot Est $227k · 8% over $65/mo HOA · 3% of rent

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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).

• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• ARV discount +4.1/15.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to modern living in the sought-after Villages at Union Pointe community in Union City! Built in 2020, this like-new 3-bedroom, 2.5-bath townhome offers the perfect combination of style, comfort, and convenience. Designed with today's lifestyle in mind, the open-concept floor plan creates a seamless flow between the living, dining, and kitchen areas, making it ideal for both entertaining and everyday living. Enjoy spacious bedrooms, including a private owner's suite retreat designed for relaxation and comfort. The home also features energy-efficient construction, newer systems, and the benefits of newer construction without the wait of building from the ground up. Perfect for first-time homebuyers, professionals, or investors, this move-in ready home qualifies for FHA, VA, Conventional, and Cash financing opportunities. Located just minutes from I-85, Hartsfield-Jackson Atlanta International Airport, shopping, dining, and entertainment, the location offers easy access for commuters while maintaining the feel of a welcoming community. Homes in this area remain in high demand due to affordability, convenience, and modern construction. This is more than just a home it's an opportunity to own a low-maintenance property in one of Union City's growing communities. Schedule your private showing today!

Key facts

• Move-in ready home
• Newer systems
• $65 HOA

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIVATE OWNER SUITE RETREAT
• ENERGY-EFFICIENT CONSTRUCTION
• NEWER SYSTEMS
• MOVE-IN READY HOME
• LOW-MAINTENANCE PROPERTY

Property features AI

Finance

• Other: Concrete/paved road access; Located in Fulton County, GA
• Financial info: Single-unit community (one unit)
• HOA & community: Monthly association fee of $65; Association covers grounds and structure maintenance; Homeowners association; Sidewalks in community

Exterior

• Parking: Attached garage with garage door opener; One garage space; Driveway parking; On-street parking; Open parking available; Garage faces front; Kitchen-level garage access
• Utilities: Public water; Public sewer; 220-volt electric; Electricity available; Water available
• Home design: Two-story condominium; Slab foundation; Shingle roof; Vinyl siding
• Construction: Built as a condominium (resale); Vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Front porch; Rear porch; Wood fence in back yard; Driveway access

Interior

• Kitchen: White cabinets; Kitchen island; Pantry; Open view to family room; Dishwasher; Garbage disposal
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with shower (no tub)
• Heating & cooling: Central heating (forced air); Central electric air conditioning; Ceiling fan(s)
• Interior features: Double vanity; Walk-in closet(s); Double pane windows; 2+ common walls
• Laundry & utility: Upper-level laundry room; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $244k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (16.1% below list).
• Recommended offer: $205k (16.1% 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: Campbell Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 568 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% 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 78% FRL vs 41% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 51% district-wide (-31 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; 40 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 $2,047/mo this rent would consume 51% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $204k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $204,737 (16.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.84% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $226,592
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Union Walk Dr	0.14mi	3/2.5	1,520 (-2%)	0mo	$199,000	$131	90
5696 Union Pointe Dr	0.07mi	3/2.5	1,536 (-1%)	10mo	$242,000	$158	87
5634 Union Pointe Dr	0.11mi	3/2.5	1,516 (-2%)	11mo	$245,000	$162	82
5704 Union Pointe Dr	0.09mi	3/2.5	1,536 (-1%)	23mo	$265,000	$173	75
5625 Union Pointe Dr	0.16mi	3/2.5	1,668 (+8%)	20mo	$207,000	$124	64
5604 Union Pointe Dr	0.20mi	3/2.5	1,644 (+6%)	22mo	$239,900	$146	63
5195 Lincoln Dr	0.70mi	3/2.5	1,458 (-6%)	5mo	$213,500	$146	54

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: 22.3%
• Equity multiple: 2.79×
• Total profit: $122,353
• Equity at exit: $219,724

10-year hold

• IRR: 19.8%
• Equity multiple: 6.33×
• Total profit: $364,265
• Equity at exit: $473,844

Cash invested: $68,292 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,279
• Tax from tax record: −$312 /mo · $3,742/yr
• Insurance: −$102
• HOA: −$65
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-140

Break-even live

Break-even rent $2,225

Max offer price $219,156

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-71	+0% $-140	+5% $-209	+10% $-278
Rent	-10% $-302	-5% $-221	+0% $-140	+5% $-59	+10% $22
Rate	-1.0pp $-17	-0.5pp $-78	base $-140	+0.5pp $-203	+1.0pp $-268

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: $60,975
• Closing costs: $7,317
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,011	$1.22	0d	1	0.05mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	45d	1	0.08mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	0.13mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	45d	1	0.17mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	45d	1	0.31mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	45d	1	0.40mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	22d	1	0.40mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	0.44mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	45d	1	0.49mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	25d	1	0.53mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	6d	1	0.58mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	0d	1	0.58mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	45d	1	0.61mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	0d	5	0.70mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	6d	1	0.72mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	0.73mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	45d	1	0.76mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	5d	1	0.78mi
165 Fireside Way Fairburn, GA	4.0	3.0	2230	$2,396	$1.07	45d	1	0.78mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	0.83mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	45d	1	0.83mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	14d	1	0.84mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	0.85mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	0.85mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	25d	1	0.86mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	2d	1	0.87mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	16d	1	0.87mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	25d	1	0.87mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	45d	1	0.87mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	6d	1	0.88mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	45d	1	0.88mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	25d	1	0.88mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	22d	1	0.88mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	0.89mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	0.89mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	16d	1	0.90mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	45d	1	0.90mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	45d	1	0.90mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	25d	1	0.98mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	25d	1	1.11mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 22 events

1. 2026-06-21
   days on market $243,900 Active 23 DOM
2. 2026-06-18
   days on market $243,900 Active 20 DOM
3. 2026-06-17
   days on market $243,900 Active 19 DOM
4. 2026-06-16
   days on market $243,900 Active 18 DOM
5. 2026-06-15
   days on market $243,900 Active 17 DOM
6. 2026-06-13
   days on market $243,900 Active 15 DOM
7. 2026-06-09
   days on market $243,900 Active 11 DOM
8. 2026-06-08
   days on market $243,900 Active 10 DOM
9. 2026-06-07
   days on market $243,900 Active 9 DOM
10. 2026-06-04
    days on market $243,900 Active 6 DOM
11. 2026-06-03
    days on market $243,900 Active 5 DOM
12. 2026-06-01
    days on market $243,900 Active 3 DOM
13. 2026-05-31
    days on market $243,900 Active 2 DOM
14. 2026-05-14
    price $243,900 847-char remark
15. 2026-05-14
    price $243,900 823-char remark
16. 2026-04-02
    price $245,000 823-char remark
17. 2026-04-02
    price $245,000 847-char remark
18. 2026-02-27
    listed $250,000 New 823-char remark
19. 2026-02-27
    listed $250,000 Active 847-char remark
20. 2026-02-25
    historical $250,000 823-char remark
21. 2026-02-25
    historical $250,000 847-char remark
22. 2020-06-22
    soldstatus $203,700

ⓘ 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: $3,742 · $312/mo
• Projected year-2 tax: $3,742 · $312/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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $24,568
• − Mortgage interest: −$13,662
• − Property taxes: −$3,742
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$780
• − Depreciation: −$7,095
• Taxable loss: −$5,861
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-274/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

+19.7% since first listed

13 events — show timeline

• 2026-05-29 Listed $243,900 FMLS
• 2026-05-29 Listed $243,900 GAMLS
• 2026-05-28 Listing Removed — FMLS
• 2026-05-28 Listing Removed — GAMLS
• 2026-05-14 Price Changed $243,900 FMLS
• 2026-05-14 Price Changed $243,900 GAMLS
• 2026-04-02 Price Changed $245,000 GAMLS
• 2026-04-02 Price Changed $245,000 FMLS
• 2026-02-27 Listed $250,000 GAMLS
• 2026-02-27 Listed $250,000 FMLS
• 2026-02-25 Coming Soon — GAMLS
• 2026-02-25 Coming Soon — FMLS
• 2020-06-22 Sold (Public Records) $203,700 Public Records

Property tax history

+67.5%/yr

Latest (2025): $3,742 · +49.4% YoY. Source: county tax records.