4701 Flat Shoals Rd Unit 67D · Union City, GA 30291

$115,000

2 bd · 1.5 ba · 990 sqft · Condo public records · 6 Days on market

Built 1972 $290/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +23.1/30.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Welcome home to this beautifully updated stepless ranch condo featuring 2 spacious bedrooms and 1.5 bathrooms in a gated community loaded with amenities! This move-in ready home offers an open-concept floor plan with soaring vaulted ceilings and a stylish farmhouse-inspired design that creates a bright, airy, and inviting atmosphere. The kitchen overlooks the family room, making it perfect for entertaining and everyday living. Luxury vinyl plank flooring flows throughout the main living areas for both style and durability. Both bedrooms are generously sized and share a full bathroom, while the primary suite includes its own private half bath for added convenience. Step outside through the sliding glass doors to enjoy your own private fenced patio area - the perfect spot for morning coffee or relaxing evenings. Additional features include a convenient laundry area in the kitchen, one-level living with no stairs or steps. Ideally located near I-85 South, the airport, shopping, dining, schools, and marta this home offers comfort, convenience, and easy access to everything you need. Don't miss your opportunity to own this charming, updated condo in a prime location!

Key facts

• Gated community
• Private fenced patio
• One-level living

Tags

• STEPLESS RANCH CONDO
• GATED COMMUNITY
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE FENCED PATIO
• ONE-LEVEL LIVING

Property features AI

Finance

• Other: Directions: 85 South to Exit 66 to Flat Shoals Road; County: Fulton, GA
• Financial info: Community contains 1 unit
• HOA & community: Monthly association fee of $290; Association fee includes grounds maintenance, structure maintenance, and trash

Exterior

• Parking: Parking lot
• Security: Gated community; Homeowners association
• Utilities: Public water; Public sewer; Electricity available
• Home design: One-level condominium; Resale property; Entry level on main
• Construction: Constructed with other materials; Other roof; Slab foundation; Condominium ownership
• Exterior features: Patio; City street frontage; Asphalt road access; Located in a gated community with clubhouse and playground; Near public transport, schools, and shopping

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen open to family room (view to family room)
• Bedrooms: 2 bedrooms on the main level; Master bedroom on main
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High 10-ft ceilings on main level; Vaulted ceilings; End-unit with one common wall
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 8.4% 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+, 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ~3 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 12y 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 $80k; 44% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.35% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 3.32×
• Total profit: $74,715
• Equity at exit: $103,601

10-year hold

• IRR: 25.4%
• Equity multiple: 7.45×
• Total profit: $207,564
• 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: 6.2×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$603
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$48
• HOA: −$290
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $207

Break-even live

Break-even rent $1,288

Max offer price $115,000

Occupancy floor 82%

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 10 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	43d	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	$1,495	$1.56	43d	1	0.47mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,324	$1.28	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	43d	1	1.04mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	20d	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
7000 Goodson Rd #69 Union City, GA	3.0	2.0	960	$1,400	$1.46	43d	1	1.38mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 6 DOM
2. 2026-06-17
   days on market $115,000 Active 5 DOM
3. 2026-06-16
   days on market $115,000 Active 4 DOM
4. 2026-06-15
   days on market $115,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $115,000 Active 1 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: $914 · $76/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$144/yr (+$12/mo · 15.8%)

ⓘ 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: $18,589
• − Mortgage interest: −$6,442
• − Property taxes: −$914
• − Insurance: −$575
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − HOA: −$3,480
• − Depreciation: −$3,345
• Taxable income: $859
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,274/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

+219.4% since first listed

48 events — show timeline

• 2026-06-12 Listed $115,000 FMLS
• 2026-06-12 Listed $115,000 GAMLS
• 2026-06-10 Coming Soon $115,000 GAMLS
• 2026-06-10 Coming Soon $115,000 FMLS
• 2024-12-09 Listing Removed — GAMLS
• 2024-12-03 Price Changed $89,800 GAMLS
• 2024-10-30 Listed $93,500 GAMLS
• 2023-10-23 Relisted — GAMLS
• 2023-10-16 Listing Removed — GAMLS
• 2023-10-16 Listing Removed — GAMLS
• 2023-09-08 Contingent — GAMLS
• 2023-08-09 Price Changed $130,000 GAMLS
• 2023-07-10 Relisted — GAMLS
• 2023-07-07 Listing Removed — GAMLS
• 2023-07-07 Relisted — GAMLS
• 2023-07-06 Listing Removed — GAMLS
• 2023-06-29 Relisted — GAMLS
• 2023-06-08 Listing Removed — GAMLS
• 2023-05-30 Listed $140,000 GAMLS
• 2023-03-30 Sold (Public Records) $80,000 Public Records
• 2023-03-24 Sold (MLS) $80,000 GAMLS
• 2023-03-01 Pending — GAMLS
• 2023-02-24 Listing Removed — GAMLS
• 2023-02-20 Relisted — GAMLS
• 2023-02-15 Pending — GAMLS
• 2023-01-21 Price Changed $89,900 GAMLS
• 2022-12-10 Listed $110,000 GAMLS
• 2019-03-06 Sold (Public Records) $45,000 Public Records
• 2019-03-01 Sold (MLS) $45,000 GAMLS
• 2019-02-07 Pending — GAMLS
• 2019-01-22 Listed $49,900 GAMLS
• 2017-09-22 Sold (Public Records) $40,000 Public Records
• 2017-09-15 Sold (MLS) $40,000 GAMLS
• 2017-09-15 Sold (MLS) $40,000 FMLS
• 2017-08-31 Contingent — FMLS
• 2017-08-25 Pending — GAMLS
• 2017-08-06 Listed $29,900 FMLS
• 2017-08-05 Listed $29,900 GAMLS
• 2015-08-01 Price Changed $14,000 GAMLS
• 2015-07-17 Listing Removed — GAMLS
• 2015-06-24 Sold (MLS) $14,000 GAMLS
• 2015-06-22 Pending — GAMLS
• 2015-06-22 Price Changed $16,900 GAMLS
• 2015-03-28 Price Changed $16,900 GAMLS
• 2015-02-04 Price Changed $22,500 GAMLS
• 2014-09-25 Listed $24,900 GAMLS
• 2005-01-28 Sold (Public Records) $65,000 Public Records
• 1996-04-25 Sold (Public Records) $36,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $914 · +22.2% YoY. Source: county tax records.