4411 Ravenwood Dr · Union City, GA 30291

$219,000

3 bd · 2.5 ba · 1,877 sqft · SingleFamily public records · 19 Days on market

Built 2003 3,223 sqft lot Est $259k · 15% under

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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).

• Cash flow +16.4/30.0
• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

Key facts

• Double vanity
• Primary bathroom
• Separate shower

Tags

• PRIMARY BATHROOM
• DOUBLE VANITY
• SEPARATE SHOWER
• GARDEN TUB
• LOFT SPACE
• MEDIA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $208k (4.8% below list).
• Recommended offer: $208k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Union City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 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 24% at this address vs 51% district-wide (-27 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k 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 ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $51k; list at $219k implies a 329% gain — meaningful room to come down on a strong offer.

Recommended offer $208,392 (4.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $259,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3426 Newgold Trce	0.11mi	3/2.5	1,832 (-2%)	4mo	$265,000	$145	87
3218 Diamond Blf	0.26mi	3/2.5	1,805 (-4%)	4mo	$249,000	$138	78
4654 Ravenwood Loop	0.11mi	3/2.5	1,711 (-9%)	3mo	$230,000	$134	78
4405 Roche St	0.62mi	3/2.5	1,936 (+3%)	4mo	$245,000	$127	62
10314 Deep Creek Cv	0.41mi	3/2.5	1,721 (-8%)	6mo	$210,000	$122	62
10119 Deep Creek Dr	0.52mi	4/2.5 (+1)	1,945 (+4%)	4mo	$263,000	$135	61
4108 Robin Cir	0.67mi	3/2.5	1,786 (-5%)	3mo	$240,000	$134	58
4510 Swan Trce	0.62mi	3/2.5	1,744 (-7%)	4mo	$200,000	$115	56
5920 Rock Rd	0.35mi	4/2.0 (+1)	1,620 (-14%)	1mo	$265,000	$164	53
5497 Union Hill Ct	0.70mi	4/2.5 (+1)	1,849 (-2%)	10mo	$284,000	$154	52
4410 Roche St	0.58mi	3/3.5	1,680 (-10%)	6mo	$235,000	$140	46
10101 Deep Creek Dr	0.59mi	4/3.0 (+1)	2,107 (+12%)	2mo	$340,000	$161	43

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: 25.8%
• Equity multiple: 3.05×
• Total profit: $125,670
• Equity at exit: $197,293

10-year hold

• IRR: 22.5%
• Equity multiple: 6.88×
• Total profit: $360,569
• Equity at exit: $425,469

Cash invested: $61,320 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$281 /mo · $3,367/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $126

Break-even live

Break-even rent $1,924

Max offer price $219,000

Occupancy floor 89%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	13d	1	0.16mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	24d	1	0.17mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	15d	1	0.19mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	24d	1	0.19mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	44d	1	0.19mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	1d	1	0.19mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	24d	1	0.19mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	44d	1	0.21mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	5d	1	0.27mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	44d	1	0.27mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	44d	1	0.29mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	21d	1	0.29mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	24d	1	0.51mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	1d	6	0.51mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	5d	1	0.51mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	24d	1	0.52mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	44d	1	0.54mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	44d	1	0.59mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	4d	1	0.63mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	44d	1	0.63mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	44d	1	0.64mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	44d	1	0.67mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	15d	1	0.72mi
12006 Crosswicks Rd Union City, GA	4.0	3.0	1821	$3,468	$1.90	44d	1	0.72mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	44d	1	0.72mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	0.72mi
4407 Sparrow Cir Atlanta, GA	3.0–5.0	2.5–3.0	2055	$2,335	$1.14	2d	10	0.73mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	24d	1	0.74mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	44d	1	0.75mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	17d	1	0.76mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	44d	1	0.78mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	15d	1	0.84mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	3d	1	0.84mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	44d	1	0.89mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	0.93mi
1008 Eldon Ln Fairburn, GA	4.0	3.0	2402	$2,539	$1.06	11d	1	0.94mi
1013 Eldon Ln Fairburn, GA	4.0	2.5	2440	$2,379	$0.97	17d	1	0.98mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	24d	1	1.08mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	13d	1	1.11mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	1.18mi

Listing history 14 events

1. 2026-04-23
   status Under Contract
2. 2026-04-02
   listed $219,000 New
3. 2013-11-15
   price $48,500 94-char remark

   Show marketing remark (94 chars)

   Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

4. 2013-04-05
   soldstatus $51,000
5. 2013-03-08
   soldstatus $51,000 Sold 94-char remark

   Show marketing remark (94 chars)

   Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

6. 2013-02-15
   status Under Contract 94-char remark

   Show marketing remark (94 chars)

   Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

7. 2013-01-31
   historical 94-char remark

   Show marketing remark (94 chars)

   Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

8. 2013-01-31
   price $51,000 94-char remark

   Show marketing remark (94 chars)

   Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

9. 2013-01-07
   historical Pending Approval 94-char remark

   Show marketing remark (94 chars)

   Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

10. 2012-12-21
    price $48,500 94-char remark

    Show marketing remark (94 chars)

    Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

11. 2012-12-20
    price $42,800 Reduced 94-char remark

    Show marketing remark (94 chars)

    Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

12. 2012-11-14
    listed $48,500 New 94-char remark

    Show marketing remark (94 chars)

    Short sale, waiting on approval. Master on the main. Galley kitchen. Breakfast bar. Loft area.

13. 2007-01-16
    soldstatus $132,500
14. 2007-01-16
    soldstatus $132,500

ⓘ 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: $3,367 · $281/mo
• Projected year-2 tax: $3,367 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,007
• − Mortgage interest: −$12,267
• − Property taxes: −$3,367
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$6,371
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $2,015/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

+65.3% since first listed

14 events — show timeline

• 2026-04-23 Pending — GAMLS
• 2026-04-02 Listed $219,000 GAMLS
• 2013-11-15 Price Changed $48,500 GAMLS
• 2013-04-05 Sold (Public Records) $51,000 Public Records
• 2013-03-08 Sold (MLS) $51,000 GAMLS
• 2013-02-15 Pending — GAMLS
• 2013-01-31 Listing Removed — GAMLS
• 2013-01-31 Price Changed $51,000 GAMLS
• 2013-01-07 Contingent — GAMLS
• 2012-12-21 Price Changed $48,500 GAMLS
• 2012-12-20 Price Changed $42,800 GAMLS
• 2012-11-14 Listed $48,500 GAMLS
• 2007-01-16 Sold (Public Records) $132,500 Public Records
• 2007-01-16 Sold (Public Records) $132,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,367 · +20.3% YoY. Source: county tax records.