Georgia Real Estate - Areas to Avoid in Atlanta Metro

Proceed with Caution

These areas have challenges that make wholesaling difficult: limited buyer pool, hard-to-verify ARV, higher crime, or declining values. Not impossible, but require experience and extra due diligence.

High-Risk Areas

South/Southwest Atlanta (30310, 30311, 30314, 30315)

AVOID

High crime, limited buyer pool, unpredictable values.

Few flippers willing to work here
ARV comps unreliable
Higher insurance costs

Parts of South DeKalb (30032, 30034, 30316)

CAUTION

Mixed - some pockets are improving, others declining.

Street-by-street evaluation needed
Only experienced landlord buyers
Lower fees ($5-8K typical)

College Park / East Point (30337, 30344)

CAREFUL

Near airport - some investment activity but challenging.

Noise from airport affects values
Limited retail buyer interest
Some landlord interest for cash flow

Clayton County (Most Areas)

CAREFUL

Low prices but challenging rental market and schools.

Lowest-ranked schools in metro
Higher vacancy rates
Some experienced Section 8 investors active

Universal Red Flags

No recent comps - If nothing has sold in 6 months, ARV is a guess
Wild price swings - Same street has $100K and $300K sales = unstable market
Boarded-up homes nearby - Sign of neighborhood decline
No investor activity - If experienced investors avoid it, you should too

Key Takeaway

Stick to Cobb, Gwinnett, Douglas, and Henry for your first Georgia deals. Leave the high-risk areas to experienced investors with established buyer lists. If you can't find 3 solid comps, walk away.

Areas to Avoid in Georgia