Off-Market Investor Opportunity

229 Holly Creek Way

Woodstock, GA 30188

JV PARTNER DEAL Brought to you by one of our JV Partners

3 Beds 2 Baths 1,372 Sq Ft Submitted 1.04 Acres Built 1984 Vacant at Closing

Investor Snapshot

The numbers at a glance

A vacant-at-closing raised-ranch on approximately 1.04 acres with a moderate investor-grade renovation profile, a partially finished basement, and buyer verification required for reported living area and basement heated-area status.

Cash Price $293,000 Cash, hard money, or private money; quick close requested

Estimated ARV $425K–$455K Buyer to independently verify

Estimated ROI Range 17.1%–31.9% Based on price, supplied repairs, and ARV; financing, holding, closing, commissions, resale, and other costs excluded

Earnest Money $2,500 See executed agreement for deposit terms

Estimated Inspection Report

Preliminary condition and cost breakdown

Preliminary observations and estimates are provided to help investors begin their independent evaluation.

Cleanout / demo / haul — Observed — $2,000: Interior debris, prep and selective removal.
Interior paint / drywall — Observed — $6,000: Broad repaint; patching / prep visible in multiple rooms.
Flooring / refinish — Observed — $7,000: Worn / removed finishes; refinish salvageable wood plus investor flooring where needed.
Kitchen refresh — Observed — $11,000: Retain / refinish serviceable cabinet boxes if feasible; counters, hardware, sink, lighting, and appliance allowance.
Two-bath refresh — Observed — $8,000: Investor-grade fixtures and finishes; not assumed full luxury guts.
HVAC replacement — Submitted / probable — $7,500: Replacement specifically disclosed; older equipment visible.
Electrical / lighting / misc. — Probable — $3,000: Fixtures, devices and punch-list allowance; panel not assumed replaced.
Deck / porch woodwork — Observed — $3,500: Weathered rails / decking; repair, prep and stain / seal.
Exterior / landscape — Observed — $2,000: Cleanup, pressure wash and light landscape.
Basement punch / selective finish — Observed / probable — $5,000: Repair / punch existing partial finish; no full remaining-basement conversion included.
Repair subtotal — $55,000.
Contingency — $5,000: Approximately 9% rounded contingency; unverified systems are not separately double-counted.
Unverified risks: Roof age / leak history; plumbing and electrical system condition; water heater; basement moisture / foundation performance; permits, egress, ceiling height, and legal heated-area treatment for additional basement finish.

Estimated Total: $60,000 Most-Likely · Public Range $52,000–$70,000

ESTIMATE DISCLAIMER: All inspection observations, repair items, costs, totals, and renovation figures shown are preliminary estimates for general informational purposes only. They are not a professional inspection, contractor bid, warranty, guarantee, or final cost for the property’s condition or renovation. Every investor must conduct their own inspections, obtain independent contractor estimates, verify all information, and complete their own due diligence before purchasing.

Property Photos

Walk the property virtually

Review the complete submitted photo set below and use the video walkthrough for additional visual context. Buyers should independently verify all property conditions.

229 Holly Creek Way — Photo Gallery Click a photo to enlarge or open it in Google Drive

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Property Overview

Details and condition

Property Specifications

Property TypeSingle-Family · Raised-Ranch Style
Bedrooms / Bathrooms3 / 2
Living Area1,372 Sq Ft submitted above-grade; Zillow displays 1,540 Sq Ft — verify tax card / measurement
Lot Size1.04 Acres / 45,093 Sq Ft submitted
Year Built1984
BasementPartially finished with unfinished areas visible
Occupancy at ClosingVacant
Property AccessBy Appointment
Contract HolderHBI Home Solutions, LLC

Known Condition

Dated interior and deferred cosmetic work are visible across the submitted media.
HVAC replacement was specifically submitted; older equipment is visible.
Partially finished basement with additional finish potential submitted; the approved ARV does not require treating the full basement as legal heated living area.
Deck / porch woodwork is weathered and included in the approved repair screen.
Roof was represented as good, but roof age, leak history, and function were not independently verified.
Living-area reporting conflicts across sources; tax-card/appraiser measurements and basement legal heated-area treatment should be verified.
Plumbing, electrical, water-heater, moisture, foundation, permit, egress, and ceiling-height risks remain subject to buyer due diligence.

Property is offered AS-IS. Buyers must independently inspect the property, verify condition and measurements, obtain independent estimates, and complete their own due diligence.

Comparable Properties

Nearby market support

Comparable information is provided for reference only. Buyers should confirm sale status, property condition, adjustments, and valuation independently.

Comparable Sale

537 Toonigh Rd

$430,000

7/8/26 · 3 Beds / 2 Baths · 1,400 Sq Ft · ~1.01 Acres · Built 1983

Strongest match; updated; same general micro-market and near-identical size / lot.

Comparable Sale

494 Toonigh Rd

$405,000

1/30/26 · 4 Beds / 2 Baths · 1,332 Sq Ft · 0.89 Acres · Built 1984

Smaller above-grade; finished-basement utility; lower support.

Comparable Sale

228 Holly Creek Way

$425,000

12/2025 · 4 Beds / 3 Baths · 2,016 Sq Ft · 1.02 Acres · Built 1984

Same street; larger; neighborhood support around the low / mid $400s.

Comparable Sale

217 Holly Creek Way

$489,000

6/23/26 · 4 Beds / 2.5 Baths · 2,040 Sq Ft · 1.02 Acres · Built 1985

Newly renovated, same street, larger / superior; useful upper ceiling.

Potential Strategies

Multiple investment exits

Potential Exit Strategies

Fix & Flip / renovation resale
Rental
BRRRR
Owner Finance
1031 Exchange
Rental, BRRRR, owner-finance, and 1031 suitability were submitted as possible exits but were not independently quantified in the approved analysis.

Closing Requirements

Closing Date: On or before September 4, 2026.
Earnest Money Deposit: $2,500.
Funding: Cash, hard money, or private money; quick close requested.
Buyer Costs: Buyer pays all closing costs, short-prorated taxes, and a transaction coordination fee; amount not supplied.
Sale Condition: Property is sold AS-IS.
Occupancy / Access: Vacant at closing; access by appointment.
Verification: Confirm tax-card / appraiser living area, basement permit / moisture / egress, HVAC sizing / quote, roof history, plumbing, electrical, water heater, title, assignment authority, and final closing-statement responsibilities.

All offers are subject to acceptance or rejection at the JV partner’s sole discretion. Submission of an offer does not guarantee acceptance or create a binding agreement.

PRIVATE NETWORK ONLY: Agents and wholesalers may bring a qualified cash buyer only through a private network. No uncontrolled daisy-chain marketing.

Contact Dispositions

Ready to discuss the opportunity?

Contact Ethan, the WYNF Dispositions Manager, for property access, deal questions, and next steps.

Call Ethan: 786-420-3803 Text Ethan

Important Disclosures

HBI Home Solutions, LLC holds contractual purchase rights in the property and is offering its contractual position for assignment.

The property is offered strictly as-is, where-is, with no warranties or representations regarding condition, measurements, systems, repairs, zoning, utilities, marketability, future value, rental performance, or suitability for any particular investment strategy.

Property details, comparable sales, repair observations, ARV estimates, and other information are believed to be accurate based on information provided by the homeowner or seller, public sources, and current market conditions. Nothing presented should be treated as an appraisal, inspection, engineering report, title opinion, legal advice, tax advice, or guarantee. Buyers must perform their own inspections, title review, valuation, financial analysis, and due diligence before submitting an offer.

Availability, pricing, access, assignment terms, closing requirements, and earnest-money requirements may change or be withdrawn without notice. Any transaction is subject to a fully executed assignment agreement and confirmation of acceptable funds and closing ability.

Walkthrough