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418 Magnolia St
Atlanta, GA 30315 · 3 bed / 2 bath · 1620 sqft · built 1948
Under contract
Sourced May 14, 2026 · Wholesaler
Projected profit
$79,300
24.3% ROI · 19.3% margin on ARV
✓Margin healthy
✓70% rule passes
✓ARV confidence: high
Deal underwriting
Purchase price
$215,000
Estimated rehab
Scope: moderate
$78,000
Holding cost (5 mo)
$9,000
All-in cost
$302,000
After repair value (ARV)
Confidence: high
$410,000
Selling cost (7%)
($28,700)
Net proceeds
$381,300
Projected profit
$79,300
70% rule MAO: $209,000. Asking is above this threshold by $6K, but ARV confidence is high.
ARV comp set
3 sold within 0.4 mi, last 90 days201 Elm Branch Ct
Sold 42 days ago
$415K
+1.2% vs estimate
3409 Old Oak Way
Sold 68 days ago
$398K
-2.9% vs estimate
118 Cedar Glen Dr
Sold 28 days ago
$418K
+1.9% vs estimate
ARV estimate triangulated from comps + Reflip's internal model trained on 142 completed flips in this metro.
Notes
Tudor in walkable East Atlanta pocket. Foundation looked clean on walkthrough. Comps support $260/sqft after rehab.
Market & rental signal
Neighborhood gradeA-
If converted to rental7.4% cap
FMR ceiling (Section 8)$1,950/mo
Voucher absorption102%
Flip is the better exit, but rental backup is viable if list takes > 60 days.
Sensitivity
If ARV drops 5%$60K
If rehab overruns 15%$67K
If we hold 2 extra months$76K
Pre-underwritten capital
Indicative term sheets based on this deal.
Kiavi
100% LTC · 80% ARV
9.49%
Lima One
90% LTC · 75% ARV
8.99%
Backflip
95% LTC · 78% ARV
9.75%