Frontflip
Deals
My Reports
Get the iOS app
Invite
Settings
Login / Sign up
Deals
My Reports
25
Sale Value Up $30K, Rent Estimate $3.5K
Updated 5 days ago • 3 new comps
Your Investment Paths
Turnkey Rental
This townhome in Sandy Springs shows excellent rental potential. Market data suggests you could achieve a monthly income between $2,746 and $3,514. These figures highlight a solid opportunity for consistent cash flow in this area. With a strong estimated yield of 13.8%, this property stands out as a promising investment. By targeting the upper end of the rental range, you can maximize returns and capitalize on the current local demand.
More about this home
Neighborhood Assessment
Lexington Crossing in Sandy Springs offers solid neighborhood appeal with easy GA400 access, nearby shopping, dining, and Chattahoochee River recreation. Community perks like pool, tennis, playground, and sidewalks boost walkability and lifestyle. Solid schools—Dunwoody Springs (6/10), Sandy Springs Charter Middle (6/10), North Springs High (7/10)—draw families. Recent comps sold 317K-382K for similar 3-bed/3-bath townhomes, showing steady demand in this established spot. It's a Class B area: safe, amenity-rich, but prolonged 207-day market time and price cuts from 315K to 272K signal softening. Current 272K list on 2,240 sqft feels priced right against zestimate ~280K.
Market Activity
Property Research
Commute in Sandy Springs
Living at 502 Brandywine Cir provides highly convenient access to the region's main artery, GA-400, which is essential for commuting across the Atlanta metro area. GA-400 Access: Quick entry to the highway simplifies travel to major employment hubs like Perimeter Center, Buckhead, and Downtown Atlanta. Walkability & Lifestyle: The location is bolstered by proximity to shopping, dining, and the Chattahoochee River National Recreation Area, reducing the need for short-distance vehicle trips. While Sandy Springs is a desirable residential suburb, traffic congestion during peak hours is typical for the Atlanta area. Being situated near well-connected surface streets and highway access points significantly improves daily mobility compared to more remote residential zones.
+ Ask a question in the app
Rental Income
$38K
Yield
13.8%
Year 1 Estimates
Fix-and-Flip
Freshly updated homes capture buyer attention and significantly reduce time on the market. While the price per square foot sits at roughly 202 dollars versus 203 dollars for others, the appeal of modern finishes creates a competitive edge. These updates unlock a rental ceiling up to 3,269 dollars and a solid sell potential. Modernizing your townhome enhances daily living and ensures your property remains a top choice for future residents seeking turn-key comfort and style.
Comps
13
Buy-Rehab-Rent
This property offers a post-renovation value between $406,000 and $449,000. With a solid square footage of 2,240, the townhome aligns well with local market standards, providing a stable foundation for a successful BRR investment strategy. Monthly rental income is projected at $2,458, resulting in an annual yield of approximately 6.9%. While moderate, these figures reflect a reliable income stream, making this a practical choice for investors seeking consistent long-term performance.
Rental Income
$29K
Yield
6.9%
Year 1 Estimates, Post Typical Renovation
Asking price
$255K
$164K below comp median
Comparative Market Analysis
$280K – $438K
~178 days to sell
Based on 8 comps
Tax strategies for selling
Since you purchased this home in June 2024 for $288,800 and are now listing it for $272,000, you are currently in a capital loss position. Here is how to navigate this from a tax perspective: Capital Loss Deduction: If you sell at a loss, you can typically use that loss to offset other capital gains. If your total losses exceed your gains, you can deduct up to $3,000 against your ordinary income annually, carrying forward any remaining balance to future tax years. Personal Use Limitation: Because this is a personal residence, IRS rules generally prohibit the deduction of losses from the sale of a home used as your primary residence. You cannot claim a capital loss for a home you lived in. Conversion to Rental: If you convert the property to a rental before selling, the tax treatment changes significantly. It may allow you to claim a loss on the sale by calculating your adjusted basis, factoring in depreciation taken while it was a rental. Consult with a tax professional before making any moves, as calculating your basis requires careful documentation of your original purchase price and any capital improvements made during your ownership.
Permit process in Sandy Springs
Navigating the permit process in Sandy Springs is generally straightforward for standard interior renovations, as the city operates a well-defined portal for residential improvements. However, keep the following context in mind: HOA Oversight: Since this is in Lexington Crossing, your project will require Architectural Review Committee (ARC) approval before you can even apply for city permits. The $527 monthly HOA fee likely covers various community maintenance items, but they maintain strict standards for exterior changes. Project Scope: Simple interior upgrades like cosmetic kitchen refreshes or flooring updates often proceed quickly. However, any structural work, basement modifications, or exterior changes (like patio extensions) will require detailed plans and structural reviews. Compliance: As a 1974 build, ensure any electrical or plumbing work is brought up to current code. Sandy Springs inspectors are thorough, so professional, permitted work is the best way to protect your long-term investment value. While the process isn't necessarily "easy" or "fast," it is highly professional. Ensure your contractors are properly licensed and familiar with Fulton County and city-specific zoning requirements to avoid potential delays.
502 Brandywine Cir, Sandy Springs Investment Report: Flip & Rental Analysis · Frontflip