Overview of various Atlanta neighborhoods?

Question

Hello, I'm an out of state investor considering buying some buy-and-hold properties in the greater Atlanta area. Being out of state, my knowledge of Atlanta is quite limited, and I'm hoping to get a better sense of the neighborhoods.

Are there any good neighborhood guides to Atlanta or other resources that show crime rate, population growth, home values, etc of various cities and towns nearby?

Thanks so much for your help.

Kelly Rambo · Answer

@Travis Raila Welcome to our market!  As far as neighborhood guides, I don't know of one source, but here are a couple of resources that might be helpful.

• Atlanta Regional Commision  --> atlantaregional.org
• Atlanta Beltline --> beltline.org
• Trulia - for crime stats once you've targeted a couple of neighborhoods

Depending on the type of properties you seek, Metro Atlanta has a wide array of options.

One thing to keep in mind, is transportation.  While we have some opportunities with our mass transit, unlike California, IMO, Metro Atlantans have not come to readily accept 2+ hour commutes.  For example, "close to work" for us is more like a 20 minute drive, where "close to work" in CA might be under a 90 minute drive.

Hope this helps and again welcome!

Rick Baggenstoss · Answer

A good way to start narrowing down a search for Atlanta real estate is by ITP and OTP, then city/county, and then look at zip codes.   Finally, you should look at neighborhoods and streets.  Ask again when you've been able to narrow it down a bit.

Joel Owens · Answer

I have lived in GA all my life. 43 years so far. GA is one of the fastest growing states in the country right now. Slated to add about 5 million more people over the next decade or so for growth. Weather is nice here and median income tends to be solid with low cost of living . Lot's of cold belt state retirees are flocking to GA,FL,TX as well.

First you need to decide your goals and price point. If your job income or business income profit is very good then you might want to focus on equity growth and rent growth in better areas over time. People get lured into sub 100k properties in GA but they tend to be in crap hole type areas where you would be dealing with very difficult tenants from afar. The property management companies knowing you are states away can be lazy and let things fall through the cracks.

One strategy is to buy a nicer new house stage zero of development in a subdivision with mainly homeowners and rent it out to tenants.  Buy the time the last house are sold in a few years they are selling at much higher prices. Typical down for investment house is 20 to 25% for an investor type loan.

I do not do residential but commercial. Residential is a big PITA except for a few properties and commercial is more passive.

5 to 7 years ago you could buy great properties in B+ to A areas for low prices. Those days are gone and those properties have doubled to tripled in value for equity gains. Now sellers here try to sell out of towners on trash areas as (up and coming)..lol You have to almost buy a value add deal in an A to B + area to rehab it to get rent ready to build in any equity now.

One main benefit over CA is that the prices to buy in B+ to A areas here in GA is likely much less than where you are at.

If you might be thinking of low end sub 100k junk in GA then it might be okay if say you are worth millions and the 40k you put down is nothing. If you are worth say 300k and taking a big chance with a good amount of money down then stay away from the low income areas and pricing. 6 to 7 years ago my friends were buying properties for 55k cash in Roswell in A location and putting 10k in to make rent ready for 900 a month rent. Now people are selling higher prices than that for D to F area trash stuff in Atlanta.

David Martin Jr · Answer

I just arrived in Atlanta yesterday and am looking at some real estate.

Any advice on flipping here and areas to do it in!?

Marisa R. · Answer

As they say many ways to skin a cat......

.... and as another poster mentioned time to buy was 2011/2012.... Atlanta as seen phenomenal growth.

BTW the suburbs which were undesirable have also tripled.

I like the beltline, still gentrifying...I still think some great potential here, just my humble opinion

Ali Boone · Answer

Hey Travis. I'm from Atlanta, grew up there, and most of my properties are there and I live in CA now. What about Atlanta has you focusing there? To be totally honest, the time to buy there was in 2011-2012. Now prices have soared and returns are minimal and inventory is low.

Alex Babayev · Answer

These are post renovation rehab stats @Ali Boone

Ali Boone · Answer

Are those caps pre- or post-rehab?

Ethan Henning · Answer

I agree with @Alex Babayev. I am not having much trouble at all finding 10% caps. Actually have an abundance of deals that meet that standard from an income perspective. Although the appreciation may not be as aggressive in the more suburban neighborhoods OTP, you can typically find a bit newer build homes that could potentially be less headache than some of the older homes that I see inside the perimeter. Boils down to your exit strategy, risk tolerance, etc.

Noa Guttman · Answer

I think this post is generally right in concept, but far from accurate.

I am a realtor, only work in C+and above areas, where I feel safe walking around by myself, and I still find properties for my clients around 100k.

You can find 1 or 2 BD condos or townhomes around Tucker, Norcross, Doraville, Smyrna, Decatur, West Marietta, Mabelton, Austell and more...

The ROI will not be amazing. Definitely not what it was even a year ago, but still 5-7% (net) and build equity with market appreciation.

Feel free to ask any questions or ask for examples...

Overview of various Atlanta neighborhoods?

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