The Investor Scenario & Opportunity
An experienced real estate investor identified a distressed single-family property on Brandl Drive SW in Marietta, Georgia. Located in a high-demand suburban corridor near Marietta Square and major Metro Atlanta commuter routes, the home had significant upside potential. However, the property required a full cosmetic and mechanical overhaul, including a new roof, upgraded HVAC system, updated electrical wiring, and modern kitchen and bathroom finishes. To secure the property at a discounted purchase price of $200,000, the seller required a guaranteed closing within seven business days.
The Challenge
Conventional retail banks and institutional lenders could not meet the seller's tight timeline. Traditional underwriting required a full three-week appraisal process and rejected the transaction during initial screening due to the property's non-functional HVAC and peeling roof shingles. The borrower needed a direct private lender who could evaluate the after-repair value of the asset and deliver fast, reliable capital without bank red tape.
The Henry Solution
Hard Money Henry underwrote the transaction using asset-backed valuation metrics, analyzing local Cobb County comparable sales and the borrower's detailed renovation scope. We issued a formal commitment letter within 24 hours and structured a $235,600 fix and flip loan. The financing covered 85% of the purchase price ($170,000) and 100% of the $65,600 renovation budget. By performing valuation internally, we eliminated appraisal delays and funded the deal in six business days. Construction funds were held in escrow and released through a fast, milestone-based draw schedule to keep contractors working without interruption.
The Financial Outcome
The investor completed the renovation in 75 days, transforming the property into a high-end family home. The finished property was listed and placed under contract above the projected after-repair value, selling for $368,000. After accounting for loan interest, closing fees, and holding costs, the investor earned a net profit exceeding $52,000 on the project.
Key Takeaways for Georgia Investors
- Velocity Wins Deals: In competitive Metro Atlanta submarkets like Marietta, having a 24-hour commitment letter allows you to win off-market deals against competing cash buyers.
- 100% Rehab Coverage Keeps Cash Liquid: Funding 100% of the renovation budget preserves your operational capital for emergency reserves or starting your next deal.
- Fast Draws Maintain Contractor Momentum: In-house draw management ensures your crews get paid promptly upon completing each project milestone.
Have a fix and flip deal under contract in Marietta or the greater Atlanta area? Submit your property address today for a 24-hour commitment letter and fast closing terms.
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