Successfully Rezoned from SFH to Duplex for Build to Rent (BTR)

[Derek Caffe]

Earlier this month I was able to successfully rezone a property I own from single family to duplex, which will be new construction. This is the first permitted new construction duplex in my city in decades (40 - 50 years). And I was able to do this on my own, spending only $480 on the renderings (included below), not including the application fee which was an additional $360 or survey which I had done about 2.5 years ago for $625.

I had several people tell me that I'll need to hire an architect or zoning attorney to get this through. However, while they had more experience with rezoning across the Atlanta metro, no one had more experience than me in my particular municipality. I had been a part of all future land use documents since 2017, resident since 2015, and sat in on countless rezoning hearings over the years. I intimately know our elected officials and they know me.

Point being, for small developers/ investors like myself who don't have lots of discretionary funds to spend to have experts help you out (for something so unsure as a rezoning), sweat equity is always an option. This is an example of the benefits going a mile deep in one area (your farm) rather than a mile wide. I'm currently preparing to demo the existing home on the lot which I purchased back in 2020. After I'm to the dried in stage I'll begin working on the subdivision and rezoning of the lot next door (I own one side of a block in our suburban ATL downtown). I'm shooting for a BTR 6 unit apartment building similar to the ones I've seen in Portland, Oregon.

I expect the build to run between $250 - $300K, and appraise at approximately $450K - $500K+. I'm expecting a monthly mortgage payment of approximately $2,600 and gross rents at $4,500 - $5,500 per month. I originally paid $25K for the land in 2020. Wish me luck!