Atlanta Investment Property – Ridgetop

Today I’m analyzing a 4 bedroom Atlanta investment property located in Ellenwood, GA.  Ellenwood is a suburb of the Atlanta metro area.  Take a look at my analysis of this property and let me know if you agree.  You can also send me an email with additional questions or to learn more about this property.

ATLANTA INVESTMENT PROPERTY OVERVIEW

  • Market: Metro Atlanta AreaAtlanta Investment Property
  • Listing Price: $24,900
  • Rehab Estimate: $80,000
  • Address: Ridgetop Trl,Ellenwood, GA 30294
  • Beds / Baths / Sq Ft: 4 beds / 3 baths / 2,532 sq ft
  • Property Description: This large single family home needs some work, but has tons of potential.  Perfect for an investor.

NEIGHBORHOOD GRADE: C

  • Median Income: $56,577
  • Poverty Rate: 12%
  • Unemployment Rate: 14%
  • % with Bachelor’s Degree: 28%
  • % of Renters: 18%

The zip code 30294 is average for the Atlanta metro area based on key economic factors including median annual income and the poverty rate.

RENTAL PRICE EXPECTATIONS: $1,195/MO

The vast majority of rental properties in this area are 3 bedrooms. These homes generally rent for $975 – $1,250 per month with a median of $1,150.  This investment property is much larger than the average of 1,600 sq ft, but we have conservatively assumed rent of $1,195 per month.

$1,195/mo is very affordable when compared to the area’s median income which is over 47.3x the monthly rent.  There should be a large group of area residents who can comfortably afford the proposed price.

ANNUAL EXPENSE EXPECTATIONS: $7,893 (55% OF GROSS RENT)

  • Property Taxes: $2,018
  • Insurance: $1,195
  • Property Management: $2,091 (assumes 1.75x monthly rent)
  • Vacancy: $797
  • Maintenance: $1,195
  • Other: $598

The expenses for this property are generally in-line with industry standards with the exception of property taxes, which are below the typical 2x rent.  Since this is a C-level neighborhood I have assumed 1 month of vacancy every 18 months and ~.5 month of cushion for unexpected expenses.

Property management is set at ~1.75 months rent.  This factors in regular monthly management fees along with various other new tenant and lease renewal fees that companies may charge.

FINANCIAL SUMMARY

At Listing Price

  • Purchase Price: $24,900
  • Rehab: $80,000
  • Closing Costs: $747
  • Total Investment: $105,647
  • Financed Amount: $79,235
  • Cash Investment: $26,412
  • Annual Revenue: $14,340
  • Annual Expenses: $7,893
  • Interest: $3,962
  • Net Income: $2,485
  • Annual Return: 9%
  • Annual Appreciation: $2,098
  • Total Return Potential: 17%
At Recommended Price

  • Purchase Price: $21,165
  • Rehab: $80,000
  • Closing Costs: $635
  • Total Investment: $101,800
  • Financed Amount: $71,260
  • Cash Investment: $30,540
  • Annual Revenue: $14,340
  • Annual Expenses: $7,893
  • Interest: $3,563
  • Net Income: $2,884
  • Annual Return: 9%
  • Annual Appreciation: $2,098
  • Total Return Potential: 16%

MY RECOMMENDATION

I have analyzed this Atlanta investment property assuming a financed purchase.  With a neighborhood grade of C , I would normally target a minimum annual return of 12% with an additional 3% margin of safety.  I think 2% annual appreciation of ~$2,100 is a reasonable expectation.  I would recommend an offer of $21,165.

Note that this property will also benefit significantly from deducting annual depreciation of $3,572/yr making annual income effectively tax-free.

Want to place an offer or learn more about this property?

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