Atlanta: What Are You Seeing on Investor Margins Right Now?
New to Real Estate · Member since 2025 · 49 posts · 20 votes
Atlanta: What Are You Seeing on Investor Margins Right Now?
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Stephen QuesinberryBusiness Member
Real Estate Agent · Cumming, GA · Member since 2016 · 226 posts · 157 votesI think it really depends on the strategy you’re running and what you’re trying to optimize for. From what we’re seeing on the ground, deals are still trading, but sellers are much more realistic than they were a year or two ago. There’s room to negotiate and get concessions within reason, especially if the deal is clean and you can execute.
In terms of sourcing, it's been a mix. There are still off-market opportunities out there, but a lot of good deals are coming through the MLS as well. We've also seen a noticeable number of listings get withdrawn or expire, which has created follow-up opportunities with motivated sellers who didn't get their price the first time around.
On rehab scope, comfort level really comes down to execution and risk tolerance. Lighter value-add and cosmetic rehabs tend to be easier to underwrite and move in this environment, while heavier projects need more margin and tighter assumptions to make sense. The key for me is underwriting conservatively and making sure the deal still works without perfect outcomes.
Overall, it’s a more selective market, but opportunities are there if you’re focused and patient.
Cornerstone Real Estate Partners
8 Replies
- 7moStephen QuesinberryBusiness MemberReal Estate Agent · Cumming, GA · Member since 2016 · 226 posts · 157 votes
I think it really depends on the strategy you’re running and what you’re trying to optimize for. From what we’re seeing on the ground, deals are still trading, but sellers are much more realistic than they were a year or two ago. There’s room to negotiate and get concessions within reason, especially if the deal is clean and you can execute.
In terms of sourcing, it's been a mix. There are still off-market opportunities out there, but a lot of good deals are coming through the MLS as well. We've also seen a noticeable number of listings get withdrawn or expire, which has created follow-up opportunities with motivated sellers who didn't get their price the first time around.
On rehab scope, comfort level really comes down to execution and risk tolerance. Lighter value-add and cosmetic rehabs tend to be easier to underwrite and move in this environment, while heavier projects need more margin and tighter assumptions to make sense. The key for me is underwriting conservatively and making sure the deal still works without perfect outcomes.
Overall, it’s a more selective market, but opportunities are there if you’re focused and patient.
Cornerstone Real Estate Partners- New to Real Estate · Member since 2025 · 49 posts · 20 votes7mo
Quote from @Stephen Quesinberry:
I think it really depends on the strategy you’re running and what you’re trying to optimize for. From what we’re seeing on the ground, deals are still trading, but sellers are much more realistic than they were a year or two ago. There’s room to negotiate and get concessions within reason, especially if the deal is clean and you can execute.
In terms of sourcing, it's been a mix. There are still off-market opportunities out there, but a lot of good deals are coming through the MLS as well. We've also seen a noticeable number of listings get withdrawn or expire, which has created follow-up opportunities with motivated sellers who didn't get their price the first time around.
On rehab scope, comfort level really comes down to execution and risk tolerance. Lighter value-add and cosmetic rehabs tend to be easier to underwrite and move in this environment, while heavier projects need more margin and tighter assumptions to make sense. The key for me is underwriting conservatively and making sure the deal still works without perfect outcomes.
Overall, it’s a more selective market, but opportunities are there if you’re focused and patient.
Appreciate the insight, that mirrors what I’m seeing in the Atlanta market as well.
The withdrawn/expired listings point is especially interesting. Those sellers seem a lot more open to realistic conversations once the market gives them feedback, particularly when the path to closing is clean.
I agree on underwriting too lighter value-add projects are much easier to make sense of right now unless there’s enough margin to justify heavier work.
Are you mainly focused on specific Atlanta submarkets, or do you look across the metro?
- 7moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Atlanta's been wild lately. One thing I've noticed that helps with margins - focus on neighborhoods where the ARV spread between renovated and as-is comps is still wide. Like East Atlanta or Grant Park where you can still find that 40k+ gap. Also tracking days on market for flips in your target areas gives you negotiation leverage when you know stuff's sitting longer. What price range are you mainly looking at?
- New to Real Estate · Member since 2025 · 49 posts · 20 votes7mo
Quote from @Bo Smith:
Atlanta's been wild lately. One thing I've noticed that helps with margins - focus on neighborhoods where the ARV spread between renovated and as-is comps is still wide. Like East Atlanta or Grant Park where you can still find that 40k+ gap. Also tracking days on market for flips in your target areas gives you negotiation leverage when you know stuff's sitting longer. What price range are you mainly looking at?
That's a solid point the ARV gap between renovated and as-is comps is really where the margin gets made, especially in pockets like East Atlanta and Grant Park where renovated demand is still strong.
Tracking DOM on flips is smart too, it definitely gives more leverage when sellers have already tested the market.
I'm mostly analyzing deals in the sub-$500k ARV range right now, where value-add still seems to pencil best. How about you are you mainly watching flips or rentals in those areas?
- Property Manager · Atlanta, GA · Member since 2020 · 74 posts · 38 votes7mo
Hey Bismark,
These are all very good questions.
I manage, flip, sell, and acquire as a BiggerPockets featured agent.
For those actively investing in the market:
• Which city are you seeing better spreads right now?
- really not pertained to any given area or zipcode. If you're looking for fast no dollar higher DOM flips go to SW atlanta. Cashflow is good there, appreciation not the best. Other than that, just need to keep eyes out anywhere. I usually target higher days on market MLS listings and go see them to address level of rehab needed and liklihood of accepting a lower offer.
Off market deals are hard to really control, just need a good list of wholesellers and monitor it daily for potential deals.
• Are you still finding off-market opportunities, or mostly MLS?
-Off market deals are hard to really control, just need a good list of wholesellers and monitor it daily for potential deals.
• What rehab level are you most comfortable with in today’s market?
- Everything has a price! all about that ARV. If i can get solid arv off 20k then great, if I have to drop 200k and I have high confidence, then let it rip!
Curious to hear what experienced investors are seeing on the ground.
Game is still all about consistency, making connections to good wholesalers, and submitting what offers work for you constantly, my goal is always 20 a week and I usually end up with a solid number of potential candidates that way.
If you'd like to talk and learn more about the metro Atlanta/Georgia investment market, you can find my contact on my featured page.
Thanks,Berenger
- New to Real Estate · Member since 2025 · 49 posts · 20 votes7mo
Quote from @Berenger Greer:
Hey Bismark,
These are all very good questions.
I manage, flip, sell, and acquire as a BiggerPockets featured agent.
For those actively investing in the market:
• Which city are you seeing better spreads right now?
- really not pertained to any given area or zipcode. If you're looking for fast no dollar higher DOM flips go to SW atlanta. Cashflow is good there, appreciation not the best. Other than that, just need to keep eyes out anywhere. I usually target higher days on market MLS listings and go see them to address level of rehab needed and liklihood of accepting a lower offer.
Off market deals are hard to really control, just need a good list of wholesellers and monitor it daily for potential deals.
• Are you still finding off-market opportunities, or mostly MLS?
-Off market deals are hard to really control, just need a good list of wholesellers and monitor it daily for potential deals.
• What rehab level are you most comfortable with in today’s market?
- Everything has a price! all about that ARV. If i can get solid arv off 20k then great, if I have to drop 200k and I have high confidence, then let it rip!
Curious to hear what experienced investors are seeing on the ground.
Game is still all about consistency, making connections to good wholesalers, and submitting what offers work for you constantly, my goal is always 20 a week and I usually end up with a solid number of potential candidates that way.
If you'd like to talk and learn more about the metro Atlanta/Georgia investment market, you can find my contact on my featured page.
Thanks,Berenger
Thanks for taking the time to break this down really appreciate the detailed perspective.
The SW Atlanta point makes sense, especially for faster turns where DOM matters more than long-term appreciation. And agreed on MLS being overlooked right now higher DOM listings with realistic sellers seem to be where a lot of workable deals are hiding. I like your point that everything has a price if ARV confidence is there underwriting discipline really is the separator in this market.
Appreciate you sharing how you approach consistency and volume as well that context is helpful.
Best,
Bismarck
- Rental Property Investor · Atlanta, GA · Member since 2020 · 17 posts · 0 votes1w
Margins vary sharply by submarket and exit strategy. What property type and target return are you underwriting? I can share what I am seeing locally and help validate assumptions on specific opportunities.
- New to Real Estate · Member since 2025 · 49 posts · 20 votes1w
Appreciate that. I'm primarily focused on off-market and some MLS single-family properties that make sense for a fix-and-flip or rental buyer. I'm underwriting based on the buyer's projected exit rather than trying to force a specific return myself, with enough spread for the end buyer and room for my assignment fee.
I’m mainly looking for distressed or motivated-seller opportunities where the numbers still work after accurately accounting for rehab, closing costs, holding costs, and the buyer’s margin. If you’re seeing anything interesting locally, I’d definitely be open to comparing numbers and getting your take on the assumptions.
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