Issue #180September 23, 2026
Atlanta fire AS-IS — ~$69k Net at List
Four live flips. Featured is 1650 Flintwood Dr SE in Atlanta: $105k list, $14k cash in, $300k ARV, $100k rehab. About 503% on cash if a 6-month hold holds. About $68.7k net at list. Clarcona (Orlando) and Colonial (Memphis) clear at list. Kelso (Cleveland) 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. Flintwood, Clarcona, and Colonial are PASS at list, not bids.
FEATURED FLIPORLANDO PASSMEMPHIS PASSCLEVELAND BID
FEATURED FLIP
1650 Flintwood Dr SE, Atlanta, GA 30316
rehab & flip · Atlanta · fire AS-IS$105,000
UNDERWRITING
Sell costs
$13,500 (4.5% of ARV)
Size
3BR / 1BA · ~1,800 sq.ft. · built 1956
OPPORTUNITY
Active $105,000 fire AS-IS. SE Atlanta 3/1. Same-street renovated sold $375k Dec 2024. Conservative $300k ARV / $100k rehab. Clears at list.
RISK
Fire scope unknown until walk. Bath-add for a 3/2 exit. Stress ARV $280k / rehab $110k / 7 mo still prints. Rehab is an assumption.
VERDICT
PASS at list. Best at-list print on this board. Write at or near list if walk confirms fire scope at or under $100k.
ORLANDO PASS
4615 Clarcona Ocoee Rd, Orlando, FL 32810
rehab & flip · Orlando PASS at list$178,000
UNDERWRITING
Sell costs
$12,600 (4.5% of ARV)
Size
3BR / 2BA · 1,158 sq.ft. · built 1958
OPPORTUNITY
Active $178,000. Oak Terrace 3/2 corner fixer, 1,158 sf. Cash terms. Conservative $280k ARV vs Regal Oak renovated comps near $300k.
RISK
Stress ARV $270k / rehab $60k thins hard. Finish must hit Clarcona renovated band. Rehab is an assumption.
VERDICT
PASS at list. Write at or near list.
MEMPHIS PASS
1269 Colonial Rd, Memphis, TN 38117
rehab & flip · Memphis PASS at list$149,900
UNDERWRITING
Sell costs
$10,125 (4.5% of ARV)
Size
2BR / 2BA · 1,102 sq.ft. · built 1951 · 2-car garage
OPPORTUNITY
Active $149,900. East Memphis Colonial Acres 2/2 handyman AS-IS with 2-car garage. Cash/reno financing. Conservative $225k ARV / $40k rehab.
RISK
Stress ARV $215k / rehab $45k / 6 mo fails. 2-bed exit. Confirm roof/HVAC. Rehab is an assumption.
VERDICT
PASS at list if cosmetic scope holds. Keep hold tight.
CLEVELAND BID
13511 Kelso Ave, Cleveland, OH 44110
rehab & flip · Cleveland bid-price (list fails)$50,000 bid
UNDERWRITING
Sell costs
$5,625 (4.5% of ARV)
Size
3BR / 1BA · 1,677 sq.ft. · built 1920
OPPORTUNITY
Active $70k. Headline is Bid $50k. Water-leak AS-IS 3/1 with garage in 44110. Bid $50k vs $125k ARV.
RISK
List fails hard. Soft Cleveland ARV ceiling. Water scope can expand. Rehab is an assumption.
VERDICT
Fail at list. Write $50k or walk. List does not clear conservative.
Status Verification
Underwritten and re-checked September 22, 2026 PT from live listing pages and same-zip sales: Flintwood $105,000 Active, Clarcona Ocoee $178,000 Active, Colonial $149,900 Active, Kelso $70,000 Active. Rehab numbers are assumptions, not contractor bids. Featured Flintwood plus Clarcona and Colonial are PASS at list. Kelso shows a bid in the headline because list fails conservative. Dealsletter is not affiliated with the listings.
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