Atlanta VA Investment Underwriting Portal | Prepared for Wesher Group

Executive Summary & Strategic Pivot for Wesher Group

This interactive underwriting application provides a rigorous fiduciary evaluation tailored specifically for Wesher Group to evaluate acquiring residential property in Eastside Atlanta submarkets using zero-down VA financing. Prepared by Chaz Jenkins, MBA, REALTOR for Wesher Group and only for Wesher Group, the core directive of this portal is to guide Wesher Group through the transition from an initial personal residence to a durable long-term rental (LTR). It highlights the core underwriting principle: The Residence Decision ≠ The Investment Decision.

Fiduciary Thesis for Wesher Group

Why Wesher Group Should Pivot Away from 980 Memorial Walk SE

At an asking price of ~$900,000, 980 Memorial Walk SE concentrates Wesher Group's entire rental income stream into a single luxury townhouse. To achieve break-even cash flow after relocation, the asset requires a top-tier rent of $6,000+/month. However, real closed-lease evidence reveals this rent lies in the extreme top 6% tail of the local market. Utilizing zero-down VA capacity to acquire multi-unit alternatives drastically lowers acquisition basis and spreads vacancy risk across multiple independent income streams.

Strategic Decision Metric

$900,000

Single Luxury Dwelling Capital Concentration vs. Multi-Unit Income Diversification

Target Zip Market Median

$3,747 /mo

32 Verified Closed 4+ BR Leases

30312 Max Closed Rent

$5,400 /mo

Observed Ceiling in Submarket Subset

$6,000+ Rent Probability

6.25%

Only 2 of 32 Closed Leases Reached $6k

Tier 1 Top Gross Yield

9.96%

1412 Memorial Drive SE ($475k Duplex)

Strategic Decision Matrix for Wesher Group

Evaluation Vector	980 Memorial Walk SE (Townhouse)	Tier 1 Multi-Unit Opportunity Set
Capital Concentration & Basis	$899,999 (~$900k into single unit)	$475,000 – $775,000 (Substantially lower basis)
Income Streams & Vacancy Risk	1 Tenant Stream (100% loss during vacancy)	2+ Independent Income Streams (Partial cashflow maintained)
Required Market Rent Tier	$6,000+/mo (Top 6% extreme market tail)	$1,700 – $2,600/door (Highly liquid median bands)
VA Financing Efficiency	High risk of negative cash flow upon exit	Strong debt coverage & upside potential
Fiduciary Recommendation	INVESTMENT UNDERWRITING: AVOID	PRIORITIZE FOR DETAILED DILIGENCE

Executed Lease Evidence & Ground Truth Analysis

Active listings often reflect aspirational asking rents. To establish a dependable fiduciary baseline for Wesher Group, Chaz Jenkins, MBA, REALTOR analyzed 32 verified closed residential leases for 4+ bedroom homes across the target Eastside ZIP codes (30312, 30315, 30316, and 30317). This dataset provides objective proof of what the market actually executes.

Closed Lease Rent Distribution (32 Verified Homes)

4+ Bedroom Closed Residential Leases across Target Eastside ZIPs

Dataset: Trailing Period

Chart displays executed monthly rents. Note that only 2 out of 32 properties cleared the $6,000 threshold required by 980 Memorial Walk SE.

30312 Submarket Summary

Sample Size 4 Closed Leases

30312 Median Closed Rent $3,945 /mo

30312 Maximum Closed Rent $5,400 /mo

Overall Target 75th Percentile $4,200 /mo

Key Finding for Wesher Group: A $6,000+ rent assumption sits in the extreme right tail of observed market data and represents an upside scenario rather than a base-case underwriting assumption.

Rentometer Median Baselines

Atlanta Market Averages for Defensive Multi-Unit Benchmarking

1-Bedroom Median $1,515 /mo

2-Bedroom Median $1,797 /mo

3-Bedroom Median $2,131 /mo

Reranked Opportunity Set for Wesher Group

Rather than concentrating ~$900,000 into a single luxury asset, the underwriting strategy for Wesher Group prioritizes multi-unit properties with higher gross rental yield, lower basis, and multiple income streams. Gross rental yield is used as an initial screening metric by Chaz Jenkins, MBA, REALTOR. Filter candidates across Tiers 1 through 4 below.

Filter Tier:

Showing 9 Properties

Interactive Underwriting & Cash Flow Simulator

Test key financing parameters—including interest rates, operating expense ratios, vacancy rates, and rental assumptions—to observe real-time monthly cash flow projections for Wesher Group. The underwriting model compares 980 Memorial Walk SE directly against Tier 1 candidates to visualize the impact of capital basis on long-term investment performance.

Underwriting Parameters

Select Asset Preset:

Purchase Price ($)

Gross Rent ($/mo)

VA Loan Interest Rate: 6.25%

Operating Expenses + Taxes (% Rent): 25%

Vacancy Reserve (% Rent): 5%

Assumes zero-down VA loan financed over 30 years with estimated property taxes and insurance bundled into operating expenses.

Normalized Underwriting Outputs

Monthly Debt (P&I) $2,925

Total Reserves & Exp. $1,183

Estimated Cash Flow +$164 /mo

Monthly Cash Flow Comparison vs 980 Memorial

Normalized Diligence Roadmap for Wesher Group

The strongest next step for Wesher Group is to run the leading Tier 1 candidates (1412 Memorial Drive SE, 1628 Cecile Avenue SE, and 1425 Boulevard SE) through property-specific legal, financial, and physical diligence. Use the interactive 11-point roadmap below to track required underwriting steps prescribed by Chaz Jenkins, MBA, REALTOR.

Atlanta VA Investment Underwriting

Investment Underwriting & Strategy Portal