Wow – our investor clients have been very active. We’ve identified 3 interesting investor plays and have had a ton of interest. 12 Properties have been purchased by our clients in the last 10 weeks. The Greater Atlanta Area has been profiled by quite a few investor gurus as a place to buy an investment (see the article here).
We particularly like these three specific opportunities:
- A new home single-family community in Cartersville Georgia. Cartersville has appreciated at over 9% a year on average for the past 9 years and is in the growth corridor of I75. Many large employers and a thriving historic downtown. Homes cost around $275,000. Home Owners Association is under $50 a month. Low property Taxes of around $210 a month. Low insurance costs. And rent quickly at $1775 a month. Cash flows at 25% down payment.
- A luxury townhome community in Woodstock Georgia. Super location within walking distance to shops, dining, and parks. Priced around $400,000 but poised to gain appreciation (I’m betting $100,000) as Woodstock continues to be a “hot” city.
- A New Build Townhome community in Cartersville. 2- and 3-bedroom floorplans about $218,000 to buy. $125 Home Owners Association include exterior maintenance, trash pickup and lawn care. Low taxes about $190 a month, should rent for $1400 to $1450 a month. Cash flows at 25% down.
Check-in with us for more details – mike.stott@mac.com or to be added to our preferred investors email.
If your tenants need assistance paying their rent, you may wish to look into Georgia’s rental assistance program. 
Play Ball – it’s time for Atlanta Braves Baseball- prognosticators are predicting they win the division and some even predict a World Series win! Here’s how to enjoy them.
Real Estate Stats and Thoughts: The Multiple Listing Service (FMLS) shows that currently, we have 11,555 Active Single-Family Homes (SFD)on the market. Last year at this time we had over double the number of active listings at 24,278. We expect to be in this strong seller’s market for the rest of 2021 and into 2022. As an investor, you’ve seen tremendous appreciation for the past 9 years. It may be time to sell and re-invest to increase cash flow. Even if you don’t do a 1031 Exchange, we’ve had several buyers sell their “older” investment(s) and reinvest in brand new construction. The advantages include fewer repairs, re-starting the depreciation clock, reducing risk, and re-leveraging for increased wealth building. We are extremely experienced with working with tenants while the property is for sale. Feel free to call or email with questions or to ask us for a return on equity review.
Our primary areas of service are below, and they continue to perform well with an average appreciation of just under 15% year over year!!!! Median Days on market are at all-time lows too! We predict this to be the best time to sell in 9 years. For an accurate human compiled analysis just give us a call or email.
Property Management Question of the Month
Is a Discount Property Manager a Cost-Effective Solution?
After being asked this question, I checked in with several “discount” brokers and tried to decipher their fee structures. It got somewhat complicated and there are a few significant variables. The largest variable being the lease fee charged with regards to tenant turnover. The average property management company charges 1 full month’s rent to find a procure a tenant compared to our standard of 75% of one months’ rent. The discount companies also charge a $250 to $350 lease renewal fee, vacancy charges, and they keep late fees; things our company doesn’t do at all. We pride ourselves on personal service, attention to you, and keeping tenants satisfied so they stay longer thus significantly reducing your stress and turnover costs in managing your property.
All the companies I examined came in with a cost of between $181 and $195 a month over a three-year period. Making a decision based solely upon the “monthly fee” is almost impossible because tenant turnover, vacancy costs, repairs costs, etc. make it nigh impossible to financially forecast which company is cheapest. We suggest you look for a manager that will instead provide the best service, a personal touch, and can give you a proven track record.
We have recently seen rents rise aggressively – calculating the rental value of your home takes time and should be done by a professional – not an administrative assistant. Call us at 770-726-1454 for a private professional pricing conversation.
