4645 Shannon Ct · Union City, GA 30291

$245,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 151 Days on market

Built 1976 6,699 sqft lot $185/sqft · at area comps Est $235k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +5.6/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! NEW ROOF!! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you’ll appreciate the inviting charm and thoughtful layout this home offers—ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. If you enjoy being outdoors, the backyard is ideal for relaxing or entertaining, your pick. A privacy fence allows you quiet enjoyment and the screened-in side patio let's you enjoy nature away from the elements. PRICE IMPROVEMENT!! This home is move-in ready. Don’t miss out on the opportunity to own a home in sprawling Union City, close to nearly everything you'd need to be happy. Enjoy outdoor living year-round on the screened-in side patio—perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Buyer is offering a one year home warranty up to $500, along with a $500 carpet allowance. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: • Separate laundry room • Side entry door • Corner lot for extra privacy • Charming curb appeal This home truly checks all the boxes—comfort, character, and convenience. Don’t miss your opportunity to make it yours! No blind offers. Please submit POF or pre-approval letter with all offers.

Key facts

• Tile throughout
• Fenced yard
• Eat-in kitchen

Tags

• FENCED YARD
• CORNER LOT
• HARDWOOD FLOORS
• TILE THROUGHOUT
• FIREPLACE
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (24.3% below list).
• Recommended offer: $185k (24.3% 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: 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); 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 17% at this address vs 51% district-wide (-34 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); 174 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,855/mo this rent would consume 46% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $245k implies a 330% gain — meaningful room to come down on a strong offer.

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 $185,465 (24.3% 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. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $235,251
• List price: $245,000
• Delta: 4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $117,461
• Equity at exit: $220,715

10-year hold

• IRR: 19.0%
• Equity multiple: 6.17×
• Total profit: $354,468
• Equity at exit: $475,981

Cash invested: $68,600 (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: 174
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-228

Break-even live

Break-even rent $2,143

Max offer price $212,013

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-143	+0% $-228	+5% $-313	+10% $-397
Rent	-10% $-374	-5% $-301	+0% $-228	+5% $-155	+10% $-81
Rate	-1.0pp $-105	-0.5pp $-166	base $-228	+0.5pp $-291	+1.0pp $-356

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	0.14mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	45d	1	0.18mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	45d	1	0.28mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	6d	1	0.41mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	26d	1	0.41mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	45d	1	0.41mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	45d	1	0.50mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	0.52mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	1d	17	0.56mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,925	$1.42	0d	5	0.60mi
6822 Shannon Pkwy Union City, GA	1.0–2.0	1.0–2.0	868	$1,515	$1.75	1d	4	0.68mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	45d	1	0.70mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	0.78mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	3d	1	0.79mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	13d	1	0.79mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	12d	1	0.84mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	0.91mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	45d	1	0.92mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	45d	1	0.94mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.00mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	7d	1	1.02mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	1.03mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	1d	1	1.05mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	26d	1	1.05mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	7d	1	1.05mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.05mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	1.10mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	1.15mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	1d	1	1.23mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	17d	1	1.23mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	1.29mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.36mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	6d	1	1.36mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	1.43mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $245,000 Active 151 DOM
2. 2026-06-18
   days on market $245,000 Active 148 DOM
3. 2026-06-17
   days on market $245,000 Active 147 DOM
4. 2026-06-16
   days on market $245,000 Active 146 DOM
5. 2026-06-15
   days on market $245,000 Active 145 DOM
6. 2026-06-13
   days on market $245,000 Active 143 DOM
7. 2026-06-09
   days on market $245,000 Active 139 DOM
8. 2026-06-08
   days on market $245,000 Active 138 DOM
9. 2026-06-07
   days on market $245,000 Active 137 DOM
10. 2026-06-04
    days on market $245,000 Active 134 DOM
11. 2026-06-03
    days on market $245,000 Active 133 DOM
12. 2026-06-01
    days on market $245,000 Active 131 DOM
13. 2026-05-31
    days on market $245,000 Active 130 DOM
14. 2026-05-04
    price $254,000 1984-char remark

    Show marketing remark (1984 chars)

    Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! NEW ROOF!! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you’ll appreciate the inviting charm and thoughtful layout this home offers—ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. If you enjoy being outdoors, the backyard is ideal for relaxing or entertaining, your pick. A privacy fence allows you quiet enjoyment and the screened-in side patio let's you enjoy nature away from the elements. PRICE IMPROVEMENT!! This home is move-in ready. Don’t miss out on the opportunity to own a home in sprawling Union City, close to nearly everything you'd need to be happy. Enjoy outdoor living year-round on the screened-in side patio—perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Buyer is offering a one year home warranty up to $500, along with a $500 carpet allowance. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: • Separate laundry room • Side entry door • Corner lot for extra privacy • Charming curb appeal This home truly checks all the boxes—comfort, character, and convenience. Don’t miss your opportunity to make it yours! No blind offers. Please submit POF or pre-approval letter with all offers.

15. 2026-02-18
    price $259,000 1363-char remark

    Show marketing remark (1984 chars)

    Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! NEW ROOF!! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you’ll appreciate the inviting charm and thoughtful layout this home offers—ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. If you enjoy being outdoors, the backyard is ideal for relaxing or entertaining, your pick. A privacy fence allows you quiet enjoyment and the screened-in side patio let's you enjoy nature away from the elements. PRICE IMPROVEMENT!! This home is move-in ready. Don’t miss out on the opportunity to own a home in sprawling Union City, close to nearly everything you'd need to be happy. Enjoy outdoor living year-round on the screened-in side patio—perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Buyer is offering a one year home warranty up to $500, along with a $500 carpet allowance. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: • Separate laundry room • Side entry door • Corner lot for extra privacy • Charming curb appeal This home truly checks all the boxes—comfort, character, and convenience. Don’t miss your opportunity to make it yours! No blind offers. Please submit POF or pre-approval letter with all offers.

16. 2026-02-18
    price $259,000 1984-char remark

    Show marketing remark (1984 chars)

    Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! NEW ROOF!! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you’ll appreciate the inviting charm and thoughtful layout this home offers—ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. If you enjoy being outdoors, the backyard is ideal for relaxing or entertaining, your pick. A privacy fence allows you quiet enjoyment and the screened-in side patio let's you enjoy nature away from the elements. PRICE IMPROVEMENT!! This home is move-in ready. Don’t miss out on the opportunity to own a home in sprawling Union City, close to nearly everything you'd need to be happy. Enjoy outdoor living year-round on the screened-in side patio—perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Buyer is offering a one year home warranty up to $500, along with a $500 carpet allowance. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: • Separate laundry room • Side entry door • Corner lot for extra privacy • Charming curb appeal This home truly checks all the boxes—comfort, character, and convenience. Don’t miss your opportunity to make it yours! No blind offers. Please submit POF or pre-approval letter with all offers.

17. 2026-01-21
    historical
18. 2026-01-20
    listed $265,000 Active 1984-char remark

    Show marketing remark (1363 chars)

    NEW ROOF!! Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you'll appreciate the inviting charm and thoughtful layout this home offers-ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. Enjoy outdoor living year-round on the screened-in side patio-perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: * Separate laundry room * Side entry door * Corner lot for extra privacy * Charming curb appeal This home truly checks all the boxes-comfort, character, and convenience. Don't miss your opportunity to make it yours!

19. 2026-01-20
    listed $265,000 New 1363-char remark

    Show marketing remark (1363 chars)

    NEW ROOF!! Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you'll appreciate the inviting charm and thoughtful layout this home offers-ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. Enjoy outdoor living year-round on the screened-in side patio-perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: * Separate laundry room * Side entry door * Corner lot for extra privacy * Charming curb appeal This home truly checks all the boxes-comfort, character, and convenience. Don't miss your opportunity to make it yours!

20. 2026-01-20
    listed $265,000 New

    Show marketing remark (1363 chars)

    NEW ROOF!! Charming 3BR/2BA Corner-Lot Gem with Fenced Yard! Welcome home to this delightful 3-bedroom, 2-bath residence perfectly situated on a spacious corner lot! From the moment you arrive, you'll appreciate the inviting charm and thoughtful layout this home offers-ideal for first-time buyers or anyone seeking comfort and functionality. Step inside to find beautiful hardwood floors and tile throughout, creating a warm and low-maintenance living space. The cozy living room features a fireplace, perfect for relaxing evenings and entertaining guests. The eat-in kitchen includes a pantry for extra storage and plenty of space for casual dining. The primary suite is a true retreat, complete with a walk-in closet and private en suite bathroom featuring a shower. Enjoy outdoor living year-round on the screened-in side patio-perfect for morning coffee or evening unwinding. The fully fenced backyard offers privacy and space for pets, play, or gardening, plus a storage shed for added convenience. Home is being sold as is. Buyer and buyer's agent are to verify all information for accuracy. Additional highlights include: * Separate laundry room * Side entry door * Corner lot for extra privacy * Charming curb appeal This home truly checks all the boxes-comfort, character, and convenience. Don't miss your opportunity to make it yours!

21. 2010-12-14
    price $70,000
22. 2010-11-03
    price $75,000 Reduced
23. 1985-09-13
    soldstatus $57,000
24. 1981-10-15
    soldstatus $49,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥104°F today · 18 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: $22,256
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$7,127
• Taxable loss: −$7,056
• Est. tax savings @ 24.0%: +$1,693
• After-tax cash flow: $-1,042/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

+413.1% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $254,000 FMLS
• 2026-02-18 Price Changed $259,000 GAMLS
• 2026-02-18 Price Changed $259,000 FMLS
• 2026-01-21 Listing Removed — GAMLS
• 2026-01-20 Listed $265,000 GAMLS
• 2026-01-20 Listed $265,000 GAMLS
• 2026-01-20 Listed $265,000 FMLS
• 2010-12-14 Price Changed $70,000 GAMLS
• 2010-11-03 Price Changed $75,000 GAMLS
• 1985-09-13 Sold (Public Records) $57,000 Public Records
• 1981-10-15 Sold (Public Records) $49,500 Public Records

Property tax history

-3.2%/yr

Latest (2025): $248 · +4.1% YoY. Source: county tax records.