Issue #179September 21, 2026
Atlanta Acreage AS-IS — ~$11k Net at List
Four live flips. Featured is 244 Dollar Mill Rd SW in Atlanta: $125k list, $16k cash in, $235k ARV, $75k rehab. About 70% on cash if a 6-month hold holds. About $11.3k net at list. Dignan and 6th Ave (Jacksonville) clear at list. Presidio (Dallas) fails at list. That card shows the bid in the headline.
Financing note
Fix and flips on this issue assume a 10% down hard money lender at 9.95% interest-only, 1-year term. Rehab is lender-funded. Cash in is 10% down plus 3% purchase costs. Interest is in the profit, not cash in. ROI is on cash in only. Sell costs are 4.5% of ARV. Bid-price cards show the bid in the headline because list fails conservative. Dollar Mill, Dignan, and 6th Ave are PASS at list, not bids.
FEATURED FLIPJACKSONVILLE PASSJACKSONVILLE PASSDALLAS BID
FEATURED FLIP
244 Dollar Mill Rd SW, Atlanta, GA 30331
rehab & flip · Atlanta · 1.17-ac AS-IS$125,000
UNDERWRITING
Sell costs
$10,575 (4.5% of ARV)
Size
4BR / 1BA · ~1,500 sq.ft. · 1.17 ac · built 1950
OPPORTUNITY
Active $125,000. 1.17-ac AS-IS fixer with a 2026 roof. About 1,500 sf, vacant. FMLS 7826607. Bath-add path to a finished 3/2. At-list PASS on conservative $235k ARV.
RISK
Septic and crawlspace. Must land the bath add. Stress ARV $225k / rehab $80k fails. ADU or lot split is not in the math. Rehab is an assumption.
VERDICT
PASS at list. Clears if the bath-add 3/2 hits $235k. Write at or near list if Active holds.
JACKSONVILLE PASS
3229 Dignan St, Jacksonville, FL 32254
rehab & flip · Jacksonville PASS at list · complete gut$59,499
UNDERWRITING
Sell costs
$6,750 (4.5% of ARV)
Size
3BR / 2BA · 1,122 sq.ft. · built 1944
OPPORTUNITY
Active $59,499. Complete-gut 3/2, 1,122 sf. MLS 2163958. Cash-only AS-IS. Comp anchor renovated ~$148.5k in 32254. At-list PASS on conservative $150k ARV.
RISK
True gut. Structure and systems unknown. Stress ARV $145k / rehab $75k / 6 mo fails. Cash-only seller terms. Rehab is an assumption.
VERDICT
PASS at list. Strong cash-in print. Write at or near list if the walk confirms scope.
JACKSONVILLE PASS
9102 6th Ave, Jacksonville, FL 32208
rehab & flip · Jacksonville PASS at list$79,500
UNDERWRITING
Sell costs
$6,300 (4.5% of ARV)
Size
3BR / 1BA · 870 sq.ft. · corner · built 1941
OPPORTUNITY
Active $79,500 after a 9/17 cut. 3/1 corner, 870 sf. Partial updates. AC 2023. MLS 2160665. At-list PASS on conservative finished 3/1 exit $140k.
RISK
Septic. One bath caps vs two-bath comps. Stress ARV $135k / rehab $45k / 5 mo fails. Keep the hold tight. Rehab is an assumption.
VERDICT
PASS at list. Write at or near list. Keep hold tight.
DALLAS BID
1519 Presidio Ave, Dallas, TX 75216
rehab & flip · Dallas bid-price (list fails)$120,000 bid
UNDERWRITING
Sell costs
$10,575 (4.5% of ARV)
Size
4BR / 1.5BA · 1,336 sq.ft. · built 1971
OPPORTUNITY
Active $140k. Headline is Bid $120k. 4/1.5, 1,336 sf on 0.212 ac. MLS 21352308. Roof, ceiling, and wall repairs. AS-IS cash/HM. Bid $120k vs $235k ARV.
RISK
List fails. Showing required. Roof scope plus FIRPTA note. Finish to 2 full baths or ARV compresses. Rehab is an assumption.
VERDICT
Fail at list. Write $120k or walk. List does not clear conservative.
Status Verification
Underwritten and re-checked September 20, 2026 PT from live listing pages and same-zip sales: Dollar Mill $125,000 Active, Dignan $59,499 Active, 6th Ave $79,500 Active, Presidio $140,000 Active. Rehab numbers are assumptions, not contractor bids. Featured Dollar Mill, plus Dignan and 6th Ave, are PASS at list. Presidio shows a bid in the headline because list fails conservative. Dealsletter is not affiliated with the listings.
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