5552 Lakeside Dr · Union City, GA 30291

$119,000

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 10 Days on market

Built 1964 0.35 ac lot $75/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming and beautifully updated, this 2-bedroom, 2-bath ranch offers comfortable one-level living with modern touches throughout. The renovated kitchen features abundant cabinet storage, sleek stainless-steel appliances perfect for everyday cooking or entertaining. Both bedrooms are generously sized, and each full bath has been refreshed for a clean, contemporary feel. Conveniently located near Hartsfield-Jackson Airport, major interstates, shopping, and dining, this home provides easy access to everything while still offering a peaceful residential setting. Best of all, it's situated outside of an HOA community, giving you added flexibility and freedom.

Key facts

• Renovated kitchen
• 0.35 acre lot
• Parking

Tags

• RENOVATED KITCHEN
• ABUNDANT CABINET STORAGE
• STAINLESS-STEEL APPLIANCES
• PEACEFUL RESIDENTIAL SETTING
• OUTSIDE OF HOA COMMUNITY

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; Electric service (other)
• Home design: One-level home
• Construction: Brick and other construction materials; Shingle roof; Resale condition
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Other kitchen features; Appliances listed as other
• Bedrooms: Two main-level bedrooms; Other bedroom features; Master bath with other features
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Other interior features; No common walls; Crawl space basement
• Laundry & utility: Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 13.3% 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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 students, 100% FRL); 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 88% FRL vs 41% district-wide (47 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); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 45% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($823 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 6y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1964 — 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: 1.51% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $265,024
• List price: $119,000
• Delta: -47.55%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5953 Armour Dr	0.40mi	3/2.5 (+1)	1,536 (-3%)	5mo	$229,000	$149	61
5079 Alexander Ave	0.48mi	3/2.0 (+1)	1,436 (-9%)	7mo	$230,000	$160	47
4690 Ravenwood Loop	0.68mi	3/2.5 (+1)	1,568 (-1%)	17mo	$209,000	$133	42
5550 Union Pointe Pl	0.48mi	3/2.5 (+1)	1,667 (+5%)	21mo	$255,250	$153	40
5581 Liberty Rd	0.36mi	3/2.0 (+1)	1,360 (-14%)	23mo	$244,845	$180	32
3218 Diamond Blf	0.66mi	3/2.5 (+1)	1,805 (+14%)	4mo	$249,000	$138	32
8300 Hunters Grove Rd	0.45mi	3/2.5 (+1)	1,382 (-13%)	22mo	$233,000	$169	28
4420 Gladewood Run	0.67mi	3/2.5 (+1)	1,723 (+9%)	23mo	$258,500	$150	24
6311 Byrd Rd	0.59mi	3/2.0 (+1)	1,378 (-13%)	22mo	$364,000	$264	23
4676 Ravenwood Loop	0.72mi	3/2.5 (+1)	1,817 (+15%)	15mo	$255,000	$140	18

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: 42.8%
• Equity multiple: 4.24×
• Total profit: $107,883
• Equity at exit: $107,205

10-year hold

• IRR: 36.7%
• Equity multiple: 9.40×
• Total profit: $279,782
• Equity at exit: $231,191

Cash invested: $33,320 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$624
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $699

Break-even live

Break-even rent $908

Max offer price $119,000

Occupancy floor 56%

Sensitivity live

Price	-10% $767	-5% $733	+0% $699	+5% $666	+10% $632
Rent	-10% $558	-5% $629	+0% $699	+5% $770	+10% $841
Rate	-1.0pp $759	-0.5pp $730	base $699	+0.5pp $669	+1.0pp $637

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	0.33mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	0.35mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	0.37mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	0.40mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	0.43mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,445	$1.09	3d	1	0.43mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	0.44mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	25d	1	0.55mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	44d	1	0.67mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	21d	1	0.67mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	0.83mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	6d	1	0.93mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	44d	1	0.95mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	16d	1	1.01mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	2d	1	1.01mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	44d	1	1.01mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	25d	1	1.01mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	13d	1	1.02mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	25d	1	1.05mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	2d	6	1.12mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	1.16mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	1.26mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	4d	1	1.32mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	6d	1	1.34mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	21d	1	1.34mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	44d	1	1.34mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	25d	1	1.34mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	1.34mi
12006 Crosswicks Rd Unit 105 Union City, GA	3.0	2.5	1413	$2,455	$1.74	44d	1	1.34mi
12006 Crosswicks Rd Union City, GA	3.0	2.0	1413	$2,545	$1.80	16d	1	1.34mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	25d	1	1.36mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	25d	1	1.37mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	2d	1	1.37mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	6d	1	1.38mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	25d	1	1.38mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	25d	1	1.38mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	25d	1	1.38mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	44d	1	1.40mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	44d	1	1.40mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	1.40mi

Listing history 46 events

1. 2026-06-18
   days on market $119,000 Active 10 DOM
2. 2026-06-17
   days on market $119,000 Active 9 DOM
3. 2026-06-16
   days on market $119,000 Active 8 DOM
4. 2026-06-15
   days on market $119,000 Active 7 DOM
5. 2026-06-13
   pricedays on market $119,000 Active 5 DOM
6. 2026-06-08
   remarks 663-char remark
7. 2026-06-08
   days on marketlisting id $139,000 Active 1 DOM
8. 2026-05-14
   status Back On Market 821-char remark
9. 2026-04-16
   status Under Contract 821-char remark
10. 2026-03-26
    status Back On Market 821-char remark
11. 2026-03-17
    status Under Contract 821-char remark
12. 2026-02-28
    price $149,000 821-char remark
13. 2026-01-28
    price $158,000 821-char remark
14. 2026-01-03
    price $168,000 821-char remark
15. 2025-11-29
    price $178,000 821-char remark
16. 2025-10-24
    listed $188,000 New 821-char remark
17. 2022-12-08
    soldstatus $215,000
18. 2022-12-01
    soldstatus $215,000 Closed 441-char remark
19. 2022-12-01
    soldstatus $215,000 Sold
20. 2022-10-31
    status Under Contract
21. 2022-10-27
    listed $219,000 Active 441-char remark
22. 2022-10-27
    listed $219,000 New
23. 2021-10-19
    soldstatus $170,000
24. 2021-09-27
    soldstatus $170,000 Closed
25. 2021-09-27
    soldstatus $170,000 Sold
26. 2021-09-27
    status Under Contract
27. 2021-08-25
    status Under Contract
28. 2021-08-25
    status Pending
29. 2021-08-16
    status Active
30. 2021-08-16
    status Back on Market
31. 2021-08-12
    historical Active Under Contract
32. 2021-08-12
    status Under Contract
33. 2021-08-03
    listed $165,500 Active
34. 2021-08-03
    listed $165,500 New
35. 2021-03-04
    soldstatus $143,250
36. 2021-02-12
    status Under Contract
37. 2021-02-11
    soldstatus $143,250 Sold
38. 2021-01-20
    listed $144,900 New
39. 2020-10-27
    soldstatus $83,000
40. 2020-10-20
    soldstatus $83,000 Closed
41. 2020-10-20
    soldstatus $83,000 Sold
42. 2020-10-16
    status Under Contract
43. 2020-10-16
    status Pending
44. 2020-09-11
    listed $89,900 Active
45. 2020-09-11
    listed $89,900 New
46. 2020-07-15
    soldstatus $50,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$569/yr (+$47/mo · 108.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $21,522
• − Mortgage interest: −$6,666
• − Property taxes: −$526
• − Insurance: −$595
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$3,462
• Taxable income: $6,829
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $6,753/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

+138.0% since first listed

45 events — show timeline

• 2026-06-10 Price Changed $119,000 GAMLS
• 2026-06-10 Price Changed $119,000 FMLS
• 2026-06-04 Listed $139,000 FMLS
• 2026-06-04 Listed $139,000 GAMLS
• 2026-05-28 Listing Removed — GAMLS
• 2026-05-23 Price Changed $139,000 GAMLS
• 2026-05-14 Relisted — GAMLS
• 2026-04-16 Pending — GAMLS
• 2026-03-26 Relisted — GAMLS
• 2026-03-17 Pending — GAMLS
• 2026-02-28 Price Changed $149,000 GAMLS
• 2026-01-28 Price Changed $158,000 GAMLS
• 2026-01-03 Price Changed $168,000 GAMLS
• 2025-11-29 Price Changed $178,000 GAMLS
• 2025-10-24 Listed $188,000 GAMLS
• 2022-12-08 Sold (Public Records) $215,000 Public Records
• 2022-12-01 Sold (MLS) $215,000 GAMLS
• 2022-12-01 Sold (MLS) $215,000 FMLS
• 2022-10-31 Pending — GAMLS
• 2022-10-27 Listed $219,000 GAMLS
• 2022-10-27 Listed $219,000 FMLS
• 2021-10-19 Sold (Public Records) $170,000 Public Records
• 2021-09-27 Sold (MLS) $170,000 GAMLS
• 2021-09-27 Sold (MLS) $170,000 FMLS
• 2021-09-27 Pending — GAMLS
• 2021-08-25 Pending — GAMLS
• 2021-08-25 Pending — FMLS
• 2021-08-16 Relisted — FMLS
• 2021-08-16 Relisted — GAMLS
• 2021-08-12 Contingent — FMLS
• 2021-08-12 Pending — GAMLS
• 2021-08-03 Listed $165,500 GAMLS
• 2021-08-03 Listed $165,500 FMLS
• 2021-03-04 Sold (Public Records) $143,250 Public Records
• 2021-02-12 Pending — GAMLS
• 2021-02-11 Sold (MLS) $143,250 GAMLS
• 2021-01-20 Listed $144,900 GAMLS
• 2020-10-27 Sold (Public Records) $83,000 Public Records
• 2020-10-20 Sold (MLS) $83,000 GAMLS
• 2020-10-20 Sold (MLS) $83,000 FMLS
• 2020-10-16 Pending — GAMLS
• 2020-10-16 Pending — FMLS
• 2020-09-11 Listed $89,900 GAMLS
• 2020-09-11 Listed $89,900 FMLS
• 2020-07-15 Sold (Public Records) $50,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $526 · +6128.0% YoY. Source: county tax records.