Connecting with local and out of state investors.
New to Real Estate · Member since 2025 · 49 posts · 20 votes
Hey everyone,
I’m currently digging into the Atlanta market to source off-market opportunities, specifically focusing on single family homes and multi family homes.
Before I start locking things up, I want to make sure I’m targeting the right areas and price points that local investors actually want right now. If you're active in the area, I'd love to hear what your 'buy box' looks like lately.
Are you still sticking to the 70% rule, or has that shifted with current interest rates? Also, are there specific zip codes you're avoiding?
I’m looking to connect with a few more locals to get a pulse on the market. Looking forward to your insights!
Good approach reaching out before you start locking things up. A lot of wholesalers skip this step and end up sitting on contracts they cannot move because they misread the local market.
For Atlanta, the 70% rule is still the baseline most flippers use, but in practice it depends on the exit strategy and the neighborhood. In hot corridors like South Atlanta around Capitol View, Adair Park, and Pittsburgh, flippers have been paying 72-75% because the appreciation is strong and comps are moving up. More suburban areas like South Fulton or certain Clayton County zips, buyers want closer to 65-68% because the resale market is slower and margins tighten quickly.
Zips to be cautious about really depend on your buyers. Some flippers avoid anything deep in unincorporated DeKalb or south Clayton because the exit timeline stretches out. Others specifically target those areas because the entry points are lower. Best thing you can do is ask your buyers directly what their buy box looks like before you start sourcing. A buyer who wants turnkey in Buckhead is a different animal than one doing BRRRR in College Park.
One thing I would add is most active ATL investors I talk to are pickier than they were 18 months ago. Interest rates have squeezed everyone's margins so deals need to be tighter. The classic 70% minus repairs is table stakes now, not a home run.
Are you focused more on SFH or MF? That changes which submarkets make sense.
Good approach reaching out before you start locking things up. A lot of wholesalers skip this step and end up sitting on contracts they cannot move because they misread the local market.
For Atlanta, the 70% rule is still the baseline most flippers use, but in practice it depends on the exit strategy and the neighborhood. In hot corridors like South Atlanta around Capitol View, Adair Park, and Pittsburgh, flippers have been paying 72-75% because the appreciation is strong and comps are moving up. More suburban areas like South Fulton or certain Clayton County zips, buyers want closer to 65-68% because the resale market is slower and margins tighten quickly.
Zips to be cautious about really depend on your buyers. Some flippers avoid anything deep in unincorporated DeKalb or south Clayton because the exit timeline stretches out. Others specifically target those areas because the entry points are lower. Best thing you can do is ask your buyers directly what their buy box looks like before you start sourcing. A buyer who wants turnkey in Buckhead is a different animal than one doing BRRRR in College Park.
One thing I would add is most active ATL investors I talk to are pickier than they were 18 months ago. Interest rates have squeezed everyone's margins so deals need to be tighter. The classic 70% minus repairs is table stakes now, not a home run.
Are you focused more on SFH or MF? That changes which submarkets make sense.
Thanks for sharing this level of detail—this is exactly the type of ground-level insight I was looking for. The shift from 70% being a home run to now being 'table stakes' is crucial info. We are actually focused primarily on SFH and minimal attention on MFH right now, specifically looking to leverage those tighter margins in NW and SW Atlanta