854 Bentley Dr · Union City, GA 30213

$262,000

3 bd · 2.5 ba · 2,106 sqft · SingleFamily public records · 254 Days on market

Built 2021 Good condition 4,356 sqft lot $124/sqft · 28% below area Est $362k · 28% under $46/mo HOA · 2% of rent ↓ 18% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

Key facts

• Open concept
• Spacious kitchen
• Large island

Tags

• OPEN CONCEPT
• SPACIOUS KITCHEN
• STAINLESS-STEEL APPLIANCES
• TILE BACKSPLASH
• LARGE ISLAND
• WALK IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2 ($27/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (6.3% below list).
• Recommended offer: $231k (12.0% 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+, 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 (+2.5%/yr); 531 active listings in the ZIP; 12 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; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 11193% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.94% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $362,020
• List price: $262,000
• Delta: -27.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Wayland Ct	0.22mi	4/2.5 (+1)	2,106 (0%)	0mo	$297,900	$141	84
6877 Wildboar Dr	0.42mi	3/2.5	2,115 (+0%)	8mo	$307,000	$145	73
132 Park Ln	0.52mi	4/3.0 (+1)	2,288 (+9%)	1mo	$399,494	$175	53
6746 Lake Erie Ln	0.70mi	3/2.5	2,154 (+2%)	13mo	$269,900	$125	53
325 Village Ln	0.58mi	3/2.0	1,895 (-10%)	4mo	$375,000	$198	51
237 Park Ln	0.62mi	4/3.0 (+1)	2,288 (+9%)	6mo	$421,140	$184	45
5308 Tolar Rd #20	0.70mi	4/2.5 (+1)	2,000 (-5%)	14mo	$384,290	$192	42
464 Village Ln	0.67mi	3/2.0	1,877 (-11%)	10mo	$399,450	$213	40
7229 Lyric St	0.60mi	4/3.0 (+1)	2,412 (+14%)	2mo	$415,000	$172	39
401 Village Ln	0.68mi	4/3.0 (+1)	1,913 (-9%)	11mo	$420,830	$220	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-43,351
• Equity at exit: $39,065

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-41,794
• Equity at exit: $22,653

Cash invested: $73,360 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,454 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$407 /mo · $4,889/yr
• Insurance: −$109
• HOA: −$46
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $2

Break-even live

Break-even rent $2,451

Max offer price $262,000

Occupancy floor 95%

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
864 Bentley Dr Fairburn, GA	4.0	2.5	1989	$2,409	$1.21	24d	1	0.02mi
7105 Hall Rd Fairburn, GA	1.0–3.0	1.0–2.0	1046	$2,650	$2.53	1d	113	0.24mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,153	$1.27	1d	76	0.33mi
5505 Southwood Rd Fairburn, GA	3.0	3.0	1500	$2,501	$1.67	24d	1	0.46mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	22d	1	0.46mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	43d	1	0.46mi
7063 Clementine Trl Union City, GA	3.0–4.0	2.5	1756	$2,350	$1.34	3d	172	0.64mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	43d	1	0.67mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	43d	1	1.40mi
300 Pennant Ln Fairburn, GA	4.0	3.5	2948	$2,900	$0.98	43d	1	1.46mi
5799 Village Loop Fairburn, GA	3.0	3.0	2691	$2,349	$0.87	43d	1	1.46mi
5797 Village Loop Fairburn, GA	3.0	2.5	2638	$2,035	$0.77	43d	1	1.47mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 39 events

1. 2026-06-18
   days on market $262,000 Active 254 DOM
2. 2026-06-17
   days on market $262,000 Active 253 DOM
3. 2026-06-16
   days on market $262,000 Active 252 DOM
4. 2026-06-15
   days on market $262,000 Active 251 DOM
5. 2026-06-13
   days on market $262,000 Active 249 DOM
6. 2026-06-09
   days on market $262,000 Active 245 DOM
7. 2026-06-08
   days on market $262,000 Active 244 DOM
8. 2026-06-07
   days on market $262,000 Active 243 DOM
9. 2026-06-04
   days on market $262,000 Active 240 DOM
10. 2026-06-03
    days on market $262,000 Active 239 DOM
11. 2026-06-01
    days on market $262,000 Active 237 DOM
12. 2026-05-31
    days on market $262,000 Active 236 DOM
13. 2026-05-07
    price $262,000 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

14. 2026-04-21
    price $274,900 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

15. 2026-04-15
    price $274,000 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

16. 2026-04-03
    price $285,000 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

17. 2026-03-10
    price $299,900 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

18. 2026-01-20
    price $309,900 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

19. 2025-12-20
    price $319,900 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

20. 2025-11-11
    price $326,000 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

21. 2024-04-01
    historical
22. 2024-02-03
    status Back On Market
23. 2024-01-04
    historical On Hold
24. 2023-12-26
    historical $2,320
25. 2023-12-07
    listed $2,320
26. 2023-10-12
    listed $336,000 New 900-char remark

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

27. 2023-10-12
    listed $352,000 New

    Show marketing remark (900 chars)

    Price Reduced! Open concept Salisbury plan home located in Bentley Ridge. Close to shopping and dining in South Fulton! Spacious kitchen with tile backsplash, large island, and a walk in pantry. Kitchen opens to family room with corner fireplace. Primary suite features two walk in closets, spa-like bath with granite vanities, large shower, and separate tub. Home built in 2022. PLEASE NOTE: PROPERTY SOLD AS IS; NO REPAIRS, CONCESSIONS, OR SALES PRICE REDUCTIONS WILL BE CONSIDERED BASED ON THE BUYER'S INSPECTION REPORTS. BUYER HAS 7 DAY INSPECTION PERIOD UPON RECEIVING RATIFIED CONTRACTS. IF UTILITIES ARE OFF DUE TO PROPERTY CONDITION, THE SELLER WILL NOT REPAIR TO FACILITATE INSPECTION. 1) All offers must be submitted at www.vrmproperties.com. Agents must register as a User, enter the property address, and click on a Start Offer. 2) This property may qualify for Seller Financing (Vendee).

28. 2022-02-25
    soldstatus $327,990 Closed
29. 2022-02-25
    soldstatus $327,990 Sold
30. 2021-11-29
    status Pending
31. 2021-11-29
    status Under Contract
32. 2021-10-19
    price $327,990
33. 2021-10-19
    price $327,990
34. 2021-10-08
    price $324,990
35. 2021-10-08
    price $324,990
36. 2021-09-28
    price $321,990
37. 2021-09-27
    price $321,990
38. 2021-09-21
    listed $318,990 Active
39. 2021-09-21
    listed $318,990 New

ⓘ 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: $4,889 · $407/mo
• Projected year-2 tax: $4,889 · $407/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 6 d/yr ≥104°F today · 17 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: $29,451
• − Mortgage interest: −$14,676
• − Property taxes: −$4,889
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$552
• − Depreciation: −$7,622
• Taxable loss: −$4,311
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $1,062/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and updates to increase its value.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a home more appealing to buyers
• Both install new flooring in bathrooms — New flooring can improve both resale and rental value
• Both install new countertops in kitchen — New countertops can improve both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a home more appealing to buyers ↑
• Both install new flooring in bathrooms — New flooring can improve both resale and rental value ↑
• Both install new countertops in kitchen — New countertops can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 1%

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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

-17.9% since first listed

27 events — show timeline

• 2026-05-07 Price Changed $262,000 GAMLS
• 2026-04-21 Price Changed $274,900 GAMLS
• 2026-04-15 Price Changed $274,000 GAMLS
• 2026-04-03 Price Changed $285,000 GAMLS
• 2026-03-10 Price Changed $299,900 GAMLS
• 2026-01-20 Price Changed $309,900 GAMLS
• 2025-12-20 Price Changed $319,900 GAMLS
• 2025-11-11 Price Changed $326,000 GAMLS
• 2024-04-01 Listing Removed — GAMLS
• 2024-02-03 Relisted — GAMLS
• 2024-01-04 Delisted — GAMLS
• 2023-12-26 Rental Removed $2,320 APPFOLIO
• 2023-12-07 Listed for Rent $2,320 APPFOLIO
• 2023-10-12 Listed $352,000 GAMLS
• 2023-10-12 Listed $336,000 GAMLS
• 2022-02-25 Sold (MLS) $327,990 GAMLS
• 2022-02-25 Sold (MLS) $327,990 FMLS
• 2021-11-29 Pending — FMLS
• 2021-11-29 Pending — GAMLS
• 2021-10-19 Price Changed $327,990 FMLS
• 2021-10-19 Price Changed $327,990 GAMLS
• 2021-10-08 Price Changed $324,990 FMLS
• 2021-10-08 Price Changed $324,990 GAMLS
• 2021-09-28 Price Changed $321,990 FMLS
• 2021-09-27 Price Changed $321,990 GAMLS
• 2021-09-21 Listed $318,990 GAMLS
• 2021-09-21 Listed $318,990 FMLS

Property tax history

+17.3%/yr

Latest (2025): $4,889 · +44.1% YoY. Source: county tax records.