All Forum Posts by: David Holcombe

@Josh Bowser My only personal listing I've got right now that's value add is 2010 Bixby St in Kirkwood. It's a single family rental where you can add value by build an ADU and Guest House in the side yard. The plans are in the listing. I've got 2 stabilized duplexes about to hit the market in the $800k range, and an acre of land in Buckhead on Wieuca if they like developing multi million dollar homes.

You can definitely still BRRR in today's market but it's likely you'll need to leave some money in each deal. You'll be able to cash out some, but not all of your initial investment in most cases, unless you really added a lot of value.

I would be aware there are major national budget changes that are proposed to Section 8 funding that could affect your rental income. 

"In its request for the Department of Housing and Urban Development (HUD), the White House called the current system of federal rental assistance "dysfunctional" and proposed essentially ending Section 8 and other housing voucher programs. Its plan calls for cutting rental aid by about 40% and sending that money to states "to design their own rental assistance programs based on their unique needs and preferences." "

https://www.npr.org/2025/05/02/nx-s1-5374077/trump-budget-ho...

Hi Teja, real estate is so hyper local it's tough to answer that. And you have to pick your properties and markets based on your investing strategy and personal financial position. Generally speaking though, Georgia is expecting a lot of growth with big companies like Hyundai, Amazon, and Duracell making major moves here. Between a $7.6B Hyundai EV plant near Savannah, an $11B investment from Amazon in AI infrastructure, and a new Duracell R&D HQ in Atlanta, we're looking at thousands of new jobs and long-term growth. I focus on in-town Atlanta investing personally. I think you've got to match your market to the strategy you want to implement. For instance, neighborhoods near Atlantic Station are great for short term rentals but wouldn't pencil as a long term rental. Chosewood Park and Boulevard Heights are neighborhoods I think are poised for the most long term appreciation, but they would be terrible short term rental neighborhoods now due to lack of restaurants/retail. They're also too low price psf to implement an ADU strategy. But they're great for buy/hold get rich slow investors or fix and flips. Is there a certain strategy you're trying to implement?

I worked with a STR management company who managed 200 units in Atlanta prior to becoming an agent/investor and have a lot of experience with this. Proper Insurance and Steadily Insurance are the 2 market leaders for short term rental insurance. They're much better than traditional insurance providers at providing specific short term rental coverage. You definitely need specific coverage for short term rentals. If you're using regular landlord insurance, your claims can be denied if a short term guest causes damage. There's usually a clause that limits short term guests to no more than 2 weeks a year (or something similar).

Hi! I'm selling my personal investment property, an Airbnb in the Kirkwood neighborhood of Atlanta with a detached ADU on a corner lot. It's a great neighborhood. The property is 1 block to restaurants/retail and there's lots of nearby development including the Pullman Yards district. the lot is 270ft deep and it's a corner lot, so there's lots of room to add amenities, a pool, a third unit as a guest house or tiny house on wheels. Both units are legally rentable and have full kitchens and parking. The main house (Unit A) is currently an AirBNB that averages +/ $6,000 a month in gross revenue. Unfurnished rent comps for the main house are around +/-$3,700/month. Unit B is currently vacant/new construction. Unfurnished rent comps for the ADU are in the +/- $2,900 per month range. Our Unit B projections as an STR are in the $4,500-$5,500 per month range. Let me know if you have any questions.

AirBnb Link here: 

https://www.airbnb.com/rooms/1026738445261703917?guests=1&am...

For sale listing here: 

https://www.redfin.com/GA/Atlanta/120-Howard-St-SE-30317/hom...

Thanks! 

David Holcombe

Keller Knapp Realty (ADU and STR Specialist)

Hi! I'm an investor in Atlanta focusing on STR's and ADU's. We've got a few tickets left to our free "ADUcation" event next Wednesday in Kirkwood. We're going to tour our latest ADU build, talk about ADU's in Atlanta, how to build them, tips and tricks, why we love them. Learn more about this investment strategy. The main house is an STR and will also be open for tours. It'll be fun and informative. It's a free event but you have to sign up to come, tickets are limited. Thanks

Hi Chris, I'm a real estate agent in Atlanta and one of the things I specialize in is building ADU's and helping investors buy properties to build ADUs on. I've gotten quotes from lots of ADU GC's. Here's my favorites: Meg Rowlett - Park Atlanta Homes, https://www.parkatlhomes.com/adu-packages, Jeff Cox, Cox ADU https://www.instagram.com/cox_adu/, ATL ADU CO: https://www.atladuco.com/contact, Pop Custom Homes, Tyler Kitchens https://www.popcustomhomes.com/. Good luck!

 @Ronald C. Davis Thanks! Well, the advice of the lawyers I've spoken with who are working on this is: If you qualify to get a license under the current legislation, then you should go ahead and get the license. There will likely be grandfathering rights included in the next STR legislation so having a license can only help your case. It's possible that someone could qualify to get a license under the current legislation but not under the new legislation, so might as well get the license. Important to note, Dekalb county is in the early stages of introducing their own STR legislation. The initial draft is very restrictive. (Most of City of Atlanta is in Fulton County, but a lot of the East side is in Dekalb). If you're in Dekalb, there's more risk that you may not be able to continue to operate than Fulton, IMHO. Good luck!

 @Kevin Ramos yeah, hold on to that great loan!