6354 Shannon Pkwy Unit 7H · Union City, GA 30291

$115,000

3 bd · 3.0 ba · 1,536 sqft · Townhouse public records · 22 Days on market

Built 1974 1,524 sqft lot Est $181k · 37% under

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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 +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

Beautifully remodeled allbrick 2story townhouse featuring a finished basement. Enjoy a separate living room and dining room, a brandnew kitchen, 3 spacious bedrooms, and 2.5 updated bathrooms. The finished basement offers an open family room and office area, plus an additional bedroom and full bath-perfect for guests, inlaws, or a private workspace.

Key facts

• Finished basement
• Open family room
• Office area

Tags

• REMODELED ALLBRICK TOWNHOUSE
• FINISHED BASEMENT
• SEPARATE LIVING ROOM
• BRANDNEW KITCHEN
• OPEN FAMILY ROOM
• OFFICE AREA

Property features AI

Finance

• Other: Rental listing (special listing condition); Acceptable financing: Cash, Conventional
• HOA & community: Has association; association fee listed as $0; Association maintains structure and grounds and provides management

Exterior

• Parking: 2 parking spaces total; More than one parking space per unit
• Security: Open access; Smoke detectors
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; High-speed internet available; Natural gas available; Sewer connected
• Home design: Attached residential townhouse; Three or more levels; Updated / remodeled
• Construction: Built in 1974; Brick construction; Block foundation; Composition roof
• Exterior features: Corner, level, open lot; Sidewalks and street lights in community; Near public transportation and shopping

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Ice maker
• Bedrooms: 4 bedrooms (1 located on the lower level)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning with dual-zone capability
• Interior features: Roommate floor plan; Tile bathrooms; Finished daylight basement with exterior entry; Family room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

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) — 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 20% at this address vs 51% district-wide (-32 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; 39 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).

Forward outlook

• In year one you build about $12k of equity ($795 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 48% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.64% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.28%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $181,248
• 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	0.08mi	3/2.5	1,536 (0%)	4mo	$57,000	$37	91
6354 Shannon Pkwy Unit 32F	0.08mi	3/2.5	1,536 (0%)	16mo	$149,000	$97	81
8330 Oakley Cir	0.24mi	3/2.5	1,436 (-6%)	1mo	$170,000	$118	75
4701 Flat Shoals Rd Unit 46A	0.30mi	3/2.5	1,632 (+6%)	4mo	$70,000	$43	70
4701 Flat Shoals Rd Unit 62H	0.30mi	3/2.5	1,340 (-13%)	1mo	$87,080	$65	62
5095 Oakley Commons Blvd	0.45mi	3/2.5	1,550 (+1%)	16mo	$214,900	$139	62
4701 Flat Shoals Rd Unit 50H	0.30mi	3/2.5	1,340 (-13%)	2mo	$52,900	$39	61
4701 Flat Shoals Rd Unit 54B	0.30mi	3/2.5	1,340 (-13%)	3mo	$60,000	$45	60
6148 Oakley Rd #23	0.62mi	3/2.5	1,600 (+4%)	4mo	$220,000	$138	59
6302 Mallory Rdg #2	0.62mi	3/2.5	1,580 (+3%)	8mo	$206,000	$130	58
6302 Mallory Rdg	0.62mi	3/2.5	1,580 (+3%)	8mo	$206,000	$130	58
5070 Oakley Commons Blvd	0.46mi	3/2.5	1,350 (-12%)	8mo	$195,000	$144	50

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: 44.4%
• Equity multiple: 4.35×
• Total profit: $107,749
• Equity at exit: $103,601

10-year hold

• IRR: 38.2%
• Equity multiple: 9.62×
• Total profit: $277,697
• Equity at exit: $223,420

Cash invested: $32,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$603
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $732

Break-even live

Break-even rent $961

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $797	-5% $764	+0% $732	+5% $699	+10% $667
Rent	-10% $583	-5% $657	+0% $732	+5% $807	+10% $881
Rate	-1.0pp $790	-0.5pp $761	base $732	+0.5pp $702	+1.0pp $672

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	44d	1	0.21mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	5d	1	0.21mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	25d	1	0.21mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	0.24mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	0.32mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	0.34mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.42mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	5d	18	0.46mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	0.48mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.48mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	0.51mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	2d	4	0.52mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	0.59mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	0.60mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	44d	1	0.61mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	0.63mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.74mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	13d	1	0.78mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	0.85mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.98mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	1.03mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	1.08mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	13d	1	1.08mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	1.08mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	1.09mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	1.15mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	1.15mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	1.15mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	44d	1	1.16mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	1.22mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	1.27mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	3d	1	1.36mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	1.36mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	22d	1	1.40mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	44d	1	1.42mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	44d	1	1.42mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	13d	1	1.42mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	44d	1	1.45mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 22 DOM
2. 2026-06-17
   days on market $115,000 Active 21 DOM
3. 2026-06-16
   days on market $115,000 Active 20 DOM
4. 2026-06-15
   days on market $115,000 Active 19 DOM
5. 2026-06-13
   statusdays on market $115,000 Active 17 DOM
6. 2026-06-09
   days on market $115,000 Price Change 13 DOM
7. 2026-06-08
   pricestatusdays on market $115,000 Price Change 12 DOM
8. 2026-06-07
   days on market $124,900 New 11 DOM
9. 2026-06-04
   days on market $124,900 New 8 DOM
10. 2026-06-03
    days on market $124,900 New 7 DOM
11. 2026-06-01
    days on market $124,900 New 5 DOM
12. 2026-05-31
    days on market $124,900 New 4 DOM
13. 2026-05-27
    listed $124,900 New
14. 2023-09-15
    historical $1,275
15. 2023-09-02
    listed $1,275
16. 2023-02-15
    soldstatus $77,483
17. 2001-06-12
    soldstatus $84,000
18. 1997-06-25
    soldstatus $67,900

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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 · 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: $22,652
• − Mortgage interest: −$6,442
• − Property taxes: −$1,300
• − Insurance: −$575
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$3,345
• Taxable income: $7,366
• Est. tax owed @ 24.0%: −$1,768
• After-tax cash flow: $7,016/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

+83.9% since first listed

6 events — show timeline

• 2026-05-27 Listed $124,900 GAMLS
• 2023-09-15 Rental Removed $1,275 GAMLS
• 2023-09-02 Listed for Rent $1,275 GAMLS
• 2023-02-15 Sold (Public Records) $77,483 Public Records
• 2001-06-12 Sold (Public Records) $84,000 Public Records
• 1997-06-25 Sold (Public Records) $67,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,300 · +44.1% YoY. Source: county tax records.