Nearly a dozen investors said this house couldn't sell for over $300K.
We sold it for $354K. In two weeks. With four offers. In a Lithonia neighborhood with 18 active competing listings. The full breakdown — the math the room was working with, the marketing that pulled four offers in two weeks, and the appraisal play that protected the upside when the appraisal came in $9K short — is in the PDF.
We've closed 150+ deals in Atlanta. Albans Way is one of our favorites.
Same house. Different read.
This isn't a generic guide. It's one deal, with the actual numbers, on a specific street in Lithonia. The PDF walks through every decision — what the consensus priced wrong, how we held the line on rehab, and the inspection negotiation that held our $354K when the appraisal came in low.
We offered 5759 Albans Way to our investor list at $178,500, with a $325K resale projection.
Nearly a dozen investors looked at it. Every one of them said the same two things: the house couldn't sell for over $300K, and the rehab would cost $100K. Nobody on the list took it.
We bought it ourselves. Did the rehab for $58K — $42K under what every investor predicted. Then we hit the market in a neighborhood with about 18 active competing listings, ran the same marketing engine we run on every TvG flip, and pulled four offers in two weeks. We took it under contract at $354,000.
Then the appraisal came in at $345K — $9K short. Because we'd already negotiated the appraisal contingency away in exchange for some inspection-repair concessions, the buyer covered the $9K out of pocket. We closed at the full $354,000.
$21,500 spread on paper. $117,500 spread in reality.
$278,500 in. $300K out.
- $178,500 acquisition
- + $100,000 rehab (their estimate)
- − $300,000 sale (their ceiling)
Before holding, closing, commissions. Reasonable to pass.
$236,500 in. $354K out.
- $178,500 acquisition
- + $58,000 rehab (actual)
- − $354,000 sale (actual)
Same house. Same neighborhood. Different read.
Nine pages. One real deal. Every number verified.
The setup
What we offered investors at $178,500, why we underwrote $325K, and the two objections every one of them came back with.
The renovation
How $100K of consensus became $58K of actual spend.
The marketing
Walking into 18 active competing listings and pulling four offers in two weeks.
The appraisal play
Trading inspection-repair concessions for an appraisal-contingency waiver. How we held $354K when the appraisal came in at $345K.
Predicted vs. actual
A clean side-by-side of the consensus, our underwrite, and what actually happened.
Why this matters if you're buying a flip from us
How the same engine that moved Albans Way runs on every TvG flip — and the $20K profit guarantee that backs it.
Read the full breakdown.
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