Flipping houses in Clayton County, GA remains one of the last affordable paths to 20-30% ROI in metro Atlanta. While Buckhead and Midtown prices have cooled, distressed single-family residences (SFRs) in Hampton, Jonesboro, and Riverdale still trade 40% below rebuilt value—perfect for beginner house flipping.
Jhenesis Properties has help clients flipped 47 homes in Clayton since 2021 with an average 24.8% ROI. This guide distills our playbook: deal sourcing, purchase math, renovation scope, and lightning-fast exits in Hampton GA hot zones.
Why Clayton County Flips Still Print Money in 2025
| Metric | Clayton County | Metro Atlanta Avg |
|---|---|---|
| Median SFR price | $235,000 | $405,000 |
| Days on market | 19 | 34 |
| Distressed inventory | 1,142 | 2,803 |
| Avg flip profit | $62,400 | $51,100 |
Source: FMLS Oct 2025; Jhenesis internal P&L
Key drivers:
- Hartsfield-Jackson expansion pushing blue-collar buyers south.
- 23% of 1990–2000 SFRs still owner-occupied by seniors → probate pipeline.
- Hampton GA annexed 1,800 acres in 2024 → new schools → instant ARV lift.
Step 1: Deal Sourcing – Find Distressed SFRs Before MLS
A. Driving for Dollars (Free)
Route: Tara Blvd → Riverdale Rd → Lovejoy loop. Look for: peeling paint, tarped roofs, overgrown lawns, mail piling up. Snap photo → skip trace on PropStream ($0.12/record) → cold call:
“Hi, I’m with Jhenesis Properties. We buy houses as-is in Clayton. Any interest in a cash offer this week?”
B. Off-Market Lists
- Probate: Clayton County Probate Court (770-477-3405) – new filings every Thursday.
- Pre-foreclosure: Notice of Default list from Foreclosure.com.
- Divorce & lien: LIS PENDENS scrape via local title attorney ($250 flat).
C. Wholesale Pocket Listings
Text 770-309-9213 – Jhenesis sends 6–8 off-market SFRs weekly priced 55–65% of ARV.
Step 2: Purchase Math – The 70% Rule in Clayton
Max Allowable Offer (MAO) = (ARV × 0.70) – Rehab – Fixed Costs
Example Deal – 1140 Sq Ft Ranch, Jonesboro GA 30236
- Comps (3 sold in 90 days): $248K, $255K, $251K → ARV $252K
- Rehab estimate: $38K (cosmetic + roof decking)
- Fixed costs: $12K (6 mo interest @ 12%, insurance, utilities, 6% commission)
MAO = ($252K × 0.70) – $38K – $12K = $126,400 → Offer $115K cash, 14-day close → Accepted.
Step 3: Renovation Scope – $28–$35/Sq Ft Turnkey
| Item | Budget | Pro Tip |
|---|---|---|
| LVP flooring | $3.80/sq ft | Mohawk RevWood – waterproof warranty |
| Quartz counters | $42/sq ft installed | Group Home Liquidation (Morrow) |
| Cabinet refacing | $3,200 | Keep boxes, new doors + hardware |
| Roof (architectural) | $108/sq | 30-yr GAF – mandatory for FHA buyers |
| Paint (SW Agreeable Gray) | $2,400 | 2-coat sprayer |
Total rehab: $36–$42K for 1,100–1,400 sq ft home. Timeline: 45 days with two crews rotating.
Step 4: Sell in 19 Days – Hampton GA Marketing Playbook
- Professional photos + 3D tour (Matterport) – $275.
- List Thursday 4 PM – max weekend traffic.
- Price at $249,900 (odd-number trigger).
- Open house Sat/Sun 1–4 PM – free Chick-fil-A.
- Call blast to 30228 buyer agents: “New flip, FHA OK, under contract credit.”
Result: 7 offers, highest $262K → $68K profit (26.3% ROI) after costs.
Financing Options for Beginner Flippers
| Source | Rate | Term | Notes |
|---|---|---|---|
| Hard money (12%) | 2 pts | 9 mo | No personal DTI check |
| Private lender | 10% | 12 mo | Jhenesis intros |
| Self-directed IRA | 8% | 5 yr | Tax-deferred |
| 0% intro credit | 21 mo | CC | Materials only |
Risks & How Jhenesis Mitigates
| Risk | Mitigation |
|---|---|
| ARV drop | Lock comps within 0.3 mi; 90-day guarantee clause |
| Rehab overrun | Fixed-price contracts + 10% contingency |
| Carrying costs | Double-close with transactional funding |
| Title issues | In-house attorney review before offer |
Case Study: 123 Elm St, Hampton GA 30228
- Purchased: $108K (probate)
- Rehab: $39K (45 days)
- Sold: $249K (16 days on market)
- Profit: $66,200 → 29.1% ROI
- Investor return (50/50 split): $33,100 on $58,500 cash in.
Ready to Flip Your First Clayton Deal?
- Text “CLAYTON” to 770-309-9213 – receive next 3 off-market deals.
- Schedule ride-along with Jhenesis acquisition team (Hampton GA).
- Join weekly Zoom – live deal teardown every Wednesday 7 PM EST.
Email [email protected] or call 770-309-9213 to reserve your seat.
Jhenesis Properties is a licensed Georgia real estate brokerage (#412034). This guide is for educational purposes; individual results vary. Past performance is not indicative of future results.