8967 Crestview Cir · Union City, GA 30291

$322,000

4 bd · 2.5 ba · 2,816 sqft · SingleFamily public records · 19 Days on market

Built 2006 10,018 sqft lot $114/sqft · at area comps Est $318k · at est. $38/mo HOA · 1% 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 +11.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• Schools +4.5/10.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into 8967 Crestview Cir, recently updated with fresh interior paint throughout. The kitchen includes all stainless steel appliances, an accent backsplash, and a functional island, complementing the living area's inviting fireplace. The primary bedroom includes a convenient walk in closet, and the primary bathroom features practical double sinks complemented by a separate tub and shower arrangement. Outside, a deck provides an ideal space alongside the fully fenced in backyard. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

Key facts

• Inviting fireplace
• Functional island
• Walk in closet

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• FUNCTIONAL ISLAND
• INVITING FIREPLACE
• WALK IN CLOSET
• SEPARATE TUB AND SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $322k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (15.9% below list).
• Recommended offer: $271k (15.9% 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% 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 65% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 51% district-wide (-22 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); 175 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,707/mo this rent would consume 67% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $277k; 16% 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 $270,657 (15.9% 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: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $318,199
• List price: $322,000
• Delta: 1.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8967 Crestview Cir	0.00mi	4/2.5	2,816 (0%)	1mo	$322,000	$114	100
8273 Eastshore Dr #2	0.23mi	4/2.5	2,593 (-8%)	8mo	$300,000	$116	70
8273 Eastshore Dr	0.23mi	4/2.5	2,593 (-8%)	8mo	$300,000	$116	70
8800 Lakecrest Way	0.16mi	4/2.5	2,566 (-9%)	18mo	$280,000	$109	62
5250 Forest Down Ln	0.66mi	3/2.0 (-1)	2,832 (+1%)	2mo	$250,000	$88	60

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: 22.9%
• Equity multiple: 2.84×
• Total profit: $166,015
• Equity at exit: $290,083

10-year hold

• IRR: 20.3%
• Equity multiple: 6.44×
• Total profit: $490,458
• Equity at exit: $625,575

Cash invested: $90,160 (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: 175
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,707 high
• Mortgage (P&I): −$1,689
• Tax from tax record: −$391 /mo · $4,695/yr
• Insurance: −$134
• HOA: −$38
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-114

Break-even live

Break-even rent $2,851

Max offer price $301,890

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-23	+0% $-114	+5% $-205	+10% $-296
Rent	-10% $-328	-5% $-221	+0% $-114	+5% $-7	+10% $100
Rate	-1.0pp $48	-0.5pp $-32	base $-114	+0.5pp $-197	+1.0pp $-282

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	19d	1	0.50mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	15d	1	0.50mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	26d	1	0.70mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	6d	1	0.74mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	46d	1	0.78mi
538 Jadetree Ln Atlanta, GA	5.0	3.0	2576	$2,900	$1.13	4d	1	1.07mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,485	$1.21	0d	1	1.19mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	46d	1	1.20mi
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	24d	1	1.31mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	46d	1	1.38mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 12 events

1. 2026-05-05
   status Pending 600-char remark

   Show marketing remark (600 chars)

   Step into 8967 Crestview Cir, recently updated with fresh interior paint throughout. The kitchen includes all stainless steel appliances, an accent backsplash, and a functional island, complementing the living area's inviting fireplace. The primary bedroom includes a convenient walk in closet, and the primary bathroom features practical double sinks complemented by a separate tub and shower arrangement. Outside, a deck provides an ideal space alongside the fully fenced in backyard. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

2. 2026-05-05
   status Under Contract 600-char remark

   Show marketing remark (600 chars)

   Step into 8967 Crestview Cir, recently updated with fresh interior paint throughout. The kitchen includes all stainless steel appliances, an accent backsplash, and a functional island, complementing the living area's inviting fireplace. The primary bedroom includes a convenient walk in closet, and the primary bathroom features practical double sinks complemented by a separate tub and shower arrangement. Outside, a deck provides an ideal space alongside the fully fenced in backyard. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

3. 2026-04-16
   listed $322,000 Active 600-char remark

   Show marketing remark (600 chars)

   Step into 8967 Crestview Cir, recently updated with fresh interior paint throughout. The kitchen includes all stainless steel appliances, an accent backsplash, and a functional island, complementing the living area's inviting fireplace. The primary bedroom includes a convenient walk in closet, and the primary bathroom features practical double sinks complemented by a separate tub and shower arrangement. Outside, a deck provides an ideal space alongside the fully fenced in backyard. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

4. 2026-04-16
   listed $322,000 New 600-char remark

   Show marketing remark (600 chars)

   Step into 8967 Crestview Cir, recently updated with fresh interior paint throughout. The kitchen includes all stainless steel appliances, an accent backsplash, and a functional island, complementing the living area's inviting fireplace. The primary bedroom includes a convenient walk in closet, and the primary bathroom features practical double sinks complemented by a separate tub and shower arrangement. Outside, a deck provides an ideal space alongside the fully fenced in backyard. This home is a must-see for those seeking comfort and style. Included 100-Day Home Warranty with buyer activation

5. 2026-04-06
   soldstatus $276,700
6. 2018-05-14
   soldstatus $185,100
7. 2018-05-11
   soldstatus $185,100 Sold
8. 2018-05-11
   soldstatus $185,100 Sold
9. 2018-04-19
   status Pending
10. 2018-04-19
    status Under Contract
11. 2018-04-17
    listed $179,900 Active
12. 2018-04-17
    listed $179,900 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: $4,695 · $391/mo
• Projected year-2 tax: $4,695 · $391/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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $32,479
• − Mortgage interest: −$18,037
• − Property taxes: −$4,695
• − Insurance: −$1,610
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − HOA: −$456
• − Depreciation: −$9,367
• Taxable loss: −$6,883
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $286/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

+79.0% since first listed

12 events — show timeline

• 2026-05-05 Pending — FMLS
• 2026-05-05 Pending — GAMLS
• 2026-04-16 Listed $322,000 GAMLS
• 2026-04-16 Listed $322,000 FMLS
• 2026-04-06 Sold (Public Records) $276,700 Public Records
• 2018-05-14 Sold (Public Records) $185,100 Public Records
• 2018-05-11 Sold (MLS) $185,100 GAMLS
• 2018-05-11 Sold (MLS) $185,100 FMLS
• 2018-04-19 Pending — FMLS
• 2018-04-19 Pending — GAMLS
• 2018-04-17 Listed $179,900 GAMLS
• 2018-04-17 Listed $179,900 FMLS

Property tax history

+7.0%/yr

Latest (2025): $4,695 · +44.1% YoY. Source: county tax records.