Issue #187October 23, 2026
4 Flips Under $180k in Atlanta, Jacksonville and Columbus
Four flips across Atlanta, Jacksonville and Columbus. 370 Westchester Blvd NW (Atlanta) nets about $34k at list and still clears $15k under stress. 1975 Tiger Flowers Dr NW (Atlanta) nets about $47k at list on thin comps. 4351 Timuquana Rd (Jacksonville) and 691 S Warren Ave (Columbus) only work as bids.
Financing note
Every card assumes a 10% down hard money loan at 9.95% interest-only, with rehab lender-funded. Every card carries a full 12 months of interest. Cash in is the down payment plus 3% purchase closing costs. ROI is on cash in. Sell costs are 4.5% of ARV. Westchester and Tiger Flowers are priced at list. Timuquana and Warren are priced at the bid because list fails or nearly fails stress.
ATLANTA FEATUREATLANTA THIN-COMPS FEATUREJACKSONVILLE BIDCOLUMBUS BID
FEATURED FLIP · ATLANTA GROVE PARK
370 Westchester Blvd NW, Atlanta, GA 30314
rehab & flip · Grove Park · feature at list$99,999
UNDERWRITING
Cash In
$13,000
Total Profit
$33,621
ROI
259%
Annualized ROI
~259%
Stress
about $15.3k net at list (ARV 5% lower, rehab 15% higher)
6-month hold
about $40.6k net
ARV
$210,000
Rehab Est.
$50,000
Sell costs
$9,450 (4.5% of ARV)
Size
3BR / 1BA · 1,000 sq.ft. · full-length basement · 8,364 sf lot
FINANCING
Down
$10,000
Purchase costs
$3,000
Loan
$139,999
IO 12 mo
$13,930
Hold
12 months
OPPORTUNITY
Active $99,999 fixer in Grove Park, cut from $120,000. 3 bd / 1 ba, 1,000 sf with a full-length basement, on an 8,364 sf lot. Vacant about five years and used for heavy storage. The listing calls it ready for a complete renovation, sold as-is. 3/2s nearby sold $189.8k to $246.6k this year: 2012 Joseph E Boone Blvd NW (950 sf, $189,814, Jul), 2279 Carver Dr NW (936 sf, $220,000, Aug), 2022 Detroit Ave NW (1,369 sf, $235,900, May, 0.1 mi), 73 Anderson Ave NW (1,127 sf, $246,600, Jul). $210k ARV assumes a 3/1 exit, or a 3/2 if a second bath fits. The $50k rehab covers a full interior (kitchen, bath, flooring, paint), a systems allowance after five years vacant, and the cleanout. No basement finish is assumed, so that is pure upside.
RISK
Five years vacant means the systems are unknown until inspected. The ARV leans on 2-bath comps for what is today a 1-bath house, so a second bath helps the exit. Under stress (ARV 5% lower, rehab 15% higher) it still nets about $15.3k at list. At a $60k rehab it nets about $22.6k. Break-even price is about $130k. Rehab is an assumption.
VERDICT
Feature at list. Best comp support on the board. Stay under about $112k to keep a $20k net.
ATLANTA · DIXIE HILLS 2-BED
1975 Tiger Flowers Dr NW, Atlanta, GA 30314
rehab & flip · Dixie Hills · thin comps$75,000
UNDERWRITING
Cash In
$9,750
Total Profit
$47,284
ROI
485%
Annualized ROI
~485%
Stress
about $29.7k net at list (ARV 5% lower, rehab 15% higher)
6-month hold
about $53.1k net
ARV
$195,000
Rehab Est.
$50,000
Sell costs
$8,775 (4.5% of ARV)
Size
2BR / 1BA · 1,012 sq.ft. · built 1948 · 0.165 ac lot · no basement
FINANCING
Down
$7,500
Purchase costs
$2,250
Loan
$117,500
IO 12 mo
$11,691
Hold
12 months
OPPORTUNITY
Active $75,000 fixer in Dixie Hills, same 30314 zip as Westchester. 2 bd / 1 ba, 1,012 sf, built 1948, on a 0.165 ac lot with no basement. Marketed to investors and renovators as a fixer priced accordingly. Comps are thin and mixed: 2073 Morehouse Dr NW, a 2/2 with 798 sf 0.19 mi away, sold $195,000 in May, while 297 Anderson Ave NW, a 2/1 with 1,118 sf, sold for just $65,000 in July. The 3/2s on the Westchester card sold $189.8k to $246.6k. $195k ARV assumes a fully renovated 2-bed at the Morehouse price. The $50k rehab is a full-interior allowance.
RISK
2-bed exit, and the ARV rests mostly on one 2-bed sale. A 2/1 can sell under a 2/2. The math has room: under stress (ARV 5% lower, rehab 15% higher) it still nets about $29.7k at list, and it breaks even if it resells around $145k. The listing says little about condition, and the MLS lists heating and cooling only as other. Rehab is an assumption.
VERDICT
Feature at list, thin comps. Biggest cushion on paper. Walk it and pull your own 2-bed comps before you write.
JACKSONVILLE BID · ORTEGA FOREST
4351 Timuquana Rd, Jacksonville, FL 32210
rehab & flip · Venetia / Ortega Forest bid-price (list fails stress)$170,000 bid
UNDERWRITING
Cash In
$22,100
Total Profit
$36,866
ROI
167%
Annualized ROI
~167%
List
$179,990 (about $25.7k net, 110% ROI, about -$3.3k under stress)
Bid
$170,000 (stress still about $7.9k, ceiling about $177k)
ARV
$330,000
Rehab Est.
$80,000
Sell costs
$14,850 (4.5% of ARV)
Size
3BR / 1.5BA · 1,614 sq.ft. · 6,970 sf lot · 2016 roof permit
FINANCING
Down
$17,000
Purchase costs
$5,100
Loan
$233,000
IO 12 mo
$23,184
Hold
12 months
OPPORTUNITY
Active $179,990 investor special in Venetia / Ortega Forest, listed October 15. 3 bd / 1.5 ba, 1,614 sf on a 6,970 sf lot. The listing says it needs extensive renovation throughout, cash or hard money only, no sight-unseen offers. The roof permit is from 2016. Sold nearby: 4203 Demedici Ave (3/2, 1,400 sf, $442,900, Oct 9), 5125 Arapahoe Ave (3/2, 1,788 sf, $501,147, Aug), 4220 Genoa Ave (3/1, 1,496 sf, $276,000, Sep), 4262 Genoa Ave (3/1, 1,160 sf, $275,000, Sep). Deliberately conservative $330k ARV: the Genoa sales may not be renovated, so Demedici and Arapahoe are treated as upside. The $80k rehab is a heavy full interior, plus a roof allowance and turning the half bath into a full.
RISK
Fails stress at list. At $179,990, if ARV comes in 5% low and rehab runs 15% over, it goes to about -$3.3k. At the $170k bid, stress still leaves about $7.9k. Stress break-even is about $177k. The comp spread is wide ($275k to $501k), so finish level drives the exit. Heavy rehab with a 2016 roof. Rehab is an assumption.
VERDICT
Bid $170k. Stop at about $177k, where the stress case goes to zero.
COLUMBUS BID · HILLTOP
691 S Warren Ave, Columbus, OH 43204
rehab & flip · Hilltop gutted fixer bid-price (list too thin)$100,000 bid
UNDERWRITING
Cash In
$13,000
Total Profit
$28,122
ROI
216%
Annualized ROI
~216%
List
$107,500 (about $19.7k net, 141% ROI, about $0.6k under stress)
Bid
$100,000 (stress still about $9.0k, list is the ceiling)
ARV
$210,000
Rehab Est.
$55,000
Sell costs
$9,450 (4.5% of ARV)
Size
3BR / 2BA · 1,288 sq.ft. · gutted · new roof
FINANCING
Down
$10,000
Purchase costs
$3,000
Loan
$145,000
IO 12 mo
$14,428
Hold
12 months
OPPORTUNITY
Active $107,500 Hilltop fixer, new this month. 3 bd / 2 ba, 1,288 sf. Gutted and cleaned out, brand-new roof, kitchen cabinets on site, sold as-is. Hilltop 3-beds sold $199k to $225k since mid-September: 805 S Hague Ave (3/2, 1,136 sf, $220,000, Oct 5), 903 S Harris Ave (3/2, 1,308 sf, $206,000, Oct 6), 814 Chestershire Rd (3/2, 1,254 sf, $199,000, Oct 2), 704 S Ogden Ave (3/3, 1,544 sf, $225,000, Sep 16). $210k ARV, inside that band. The $55k rehab covers drywall, an electrical, plumbing and HVAC rough-in allowance, installing the on-site cabinets plus counters and appliances, two baths, flooring and paint. The roof is done.
RISK
Too thin at list: stress leaves about $0.6k at $107,500. A gutted house means every system is new work, and rough-in permits and inspections set the timeline. At the $100k bid, stress (ARV 5% lower, rehab 15% higher) still nets about $9.0k. Stress break-even is about $108k, so list is the ceiling. Rehab is an assumption.
VERDICT
Bid $100k. List is the absolute ceiling.
Status Verification
All four listings were re-verified Active on October 19, 2026 on Zillow plus the listing's MLS feed: Georgia MLS for 370 Westchester Blvd NW ($99,999) and 1975 Tiger Flowers Dr NW ($75,000), Home904 (realMLS) for 4351 Timuquana Rd ($179,990), and Columbus REALTORS MLS via columbusohio-realestate.com for 691 S Warren Ave ($107,500). The Kansas City-area card on our slate went pending before send, so there is no KC deal this week. Every card assumes 10% down hard money at 9.95% interest-only with rehab lender-funded and a full 12 months of interest. Cash in is the down payment plus 3% purchase closing costs, selling costs are 4.5% of ARV, and ROI is on cash in. ARVs are set from nearby public-record sold prices. Rehab is an assumption from listing photos and text, not a contractor bid. Buyers do their own due diligence. Dealsletter is not affiliated with the listings.
Three or four deals like these, underwritten end to end, every week. Free forever.
get the next issue →Get the next issue free
Real underwriting, honest verdicts — straight to your inbox every week.