What’s Your Buy Box in Today’s Market ?

Question

For those of you actively buying in the Atlanta/Douglasville/South Fulton areas:

1. How do you define your buy box?

(Price range, condition, neighborhoods, strategy type, returns, etc.)

2. Do you generally prefer to buy through the MLS or off-market?

Curious what your experience has been with each and what drives your preference.

I Always appreciate hearing how different investors approach acquisitions.

David Krulac · Answer

My current buy box is single detached homes with 3 bedrooms, 2+ bathrooms, 2 car garage, and built since year 2000, and managed by professional management.  The current price range is $200,000 to $425,000, but subject to change with inflation.  In 3 of the different states I'm in the fastest growing county in the state.  I'm looking to reduce my workload and built a portfolio that is generational. I bought several new builds with below market financing. All properties in the Buy Box are A or B neighborhoods.

I am selling all apartments, condos, townhouses, semi-detached, vacant lots and acreage, as well as all building built before year 2000.  I have been going through this process for several years and still have more properties to sell to meet my goals.  I just sold a property on Friday, 2 days ago, and have another one under contract to sell, and yet another one in the midst of a rehab to prepare to sell it first quarter 2026.  Even then still have more to go.