Hard Money Loans Edgewood Atlanta

Edgewood runs along Moreland Avenue between Candler Park and East Atlanta Village — 1920s bungalows on Morgan Street, Edgewood Avenue, and Harmony Lane where intown basis still works if mechanical scope is honest.

Hard money loans in Edgewood fund DeKalb acquisitions at 8.99%–13.5% interest-only, with 7–10 business day closes, and Georgia DSCR exits when rent is achieved.

Edgewood geography

Edgewood commercial spine is Edgewood Avenue — Sister Louisa’s, Edgewood Corner Tavern — with residential on parallel streets. MARTA Inman Park-Reynoldstown station is 0.6–0.9 mi depending on block — do not claim walk premium without measuring.

Renters: Grady, Emory, and downtown commuters; house hackers between Candler Park ($340K+ renovated) and EAV pricing.

2026 bands

Asset	Buy	Rehab	Exit
3/1 bungalow	$228K–$268K	$62K–$82K	$318K–$358K or $1,975–$2,200/mo
2/1 bungalow	$215K–$248K	$55K–$75K	$302K–$335K or $1,900–$2,100/mo

Pending confirmation with Jaken Finance Group: DeKalb vs Fulton line on select Edgewood blocks.

Hard money terms

• 8.99%–13.5% interest-only · up to 100% LTC on qualified files, capped at 75% ARV · 7–10 business day close
• DeKalb County permits — confirm timeline with GC
• Links: Atlanta metro · East Atlanta · GA hard money

Worked example: Morgan St flip-to-BRRRR

Property: 3-bed / 1-bath, 1932, 1,240 sq ft, kitchen 1970s, HVAC failing.

Acquisition: $242,000 · Rehab $71,000 · All-in $313,000

Hard money: 87% LTC → $272,310 at 12% IO

Original flip target: $355K — carry eroded spread over 11 months.

BRRRR pivot: Lease $2,125/mo · Appraisal $338,000 · DSCR 67% LTV → equity extract ~$22K after payoff.

Timeline:

• Month 0: Close, Draw 1 (permits + rough electrical)
• Month 2: HVAC and panel passed — Draw 2 released
• Month 4: Rent-ready, listed $2,125/mo
• Month 5: Leased, appraisal ordered
• Month 6: DSCR refi at 67% LTV — DSCR ~1.03 before renewal bump

Diligence on Edgewood stock

• DeKalb vs Fulton line — wrong permit jurisdiction adds 3–5 weeks to mechanical scope
• Knob-and-tube on 1930s bungalows — budget full panel + partial rewire before kitchen draws
• Foundation — clay soils on Harmony Lane blocks; crawl-space inspection on pre-1940 stock
• Flood plain — select blocks near Freedom Park adjacency; verify FEMA zone in title
• Lead paint — EPA-compliant renovation on pre-1978 stock if children occupy at lease-up
• Separate meters — confirm landlord-paid utilities excluded from DSCR NOI

Comp discipline

Do not comp Candler Park or Inman Park onto Morgan Street Edgewood — appraiser cuts $25K–$40K. East Atlanta comps are adjacent but bar-corridor premium differs.

Draw schedule: Morgan Street bungalow rehab

DeKalb County rehabs on 1930s stock follow mechanical-first sequencing — panel and HVAC before cosmetics.

$71,000 rehab — typical draws:

1. $14,200 (20%): Permits, demo, rough electrical, foundation patch if scoped
2. $24,850 (35%): HVAC install, panel upgrade, plumbing rough passed
3. $21,300 (30%): Kitchen, bath, flooring, interior paint
4. $10,650 (15%): Exterior paint, porch, landscaping, final CO

Interior rent-ready target: 14–18 weeks. DeKalb permit office timing differs from City of Atlanta — confirm GC has active DeKalb registration before close.

DeKalb permit and carry reality

$2,700+/mo all-in carry on 87% LTC at 12% IO is realistic on $313K all-in — model 12-month hold minimum, not 8-month flip fantasy. Sponsors who front-load kitchen installs before panel upgrades delay draws and extend IO expense.

MARTA adjacency: Inman Park-Reynoldstown station walk 0.6–0.9 mi — honest walk adds $10K–$20K resale when block stabilized; measure route, do not use map radius.

Ranked against other Atlanta corridors

Edgewood ranks #4 of 4 published intown neighborhoods in our 2026 Atlanta flip ranking — below West End and BeltLine westside on yield-on-cost, above nothing on basis compression vs. Candler Park. Use the ranking to pick corridor before picking block.

Pre-qual checklist: Edgewood hard money

Before submitting an Edgewood file:

1. Purchase contract with ≤10-day close and wired earnest money
2. DeKalb jurisdiction confirmed on tax record — not assumed from map pin
3. GC scope with HVAC, electrical, and foundation line items priced separately
4. Three Edgewood comps within 0.5 mi on Morgan Street or Edgewood Avenue blocks — not Candler Park
5. Rent comps — two recent leases at $1,950+ within 1 mi
6. Dual exit model — flip spread and DSCR refi both modeled with 12-month carry
7. Liquidity — 6 months IO reserve plus 10% rehab contingency beyond holdback
8. Title commitment — no open heirship or code liens on estate sales

First-time sponsors qualify with strong GC bid and documented reserves — not a national flip track record.

Edgewood retail strip and Cabbagetown comp separation

Edgewood — Edgewood Avenue retail, MARTA Inman Park-Reynoldstown walk — sits between East Atlanta and Cabbagetown with $10K–$20K lower acquisition basis than EAV on comparable bungalows. Comp discipline: do not use Cabbagetown $340K+ ARV on Edgewood Avenue interior blocks.

Krog Street Tunnel adjacency: Tourist foot traffic supports retail ground-floor narrative on mixed-use select files — verify zoning before modeling commercial upper-resi split.

Asset	Buy	Rehab	Stabilized
3-bed bungalow	$205K–$248K	$58K–$85K	$1,875–$2,125/mo
Flip-focused SFR	$198K–$232K	$52K–$75K	$295K–$335K ARV
Small duplex	$265K–$310K	$82K–$115K	BRRRR

Worked BRRRR: $218K + $72K rehab on Morgan Street. Lease $2,025/mo → $305K appraisal → DSCR 1.07 at 70% LTV — improve with $2,150/mo or 67% LTV.

Link BeltLine westside · Atlanta metro.

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Pre-Qualify for Edgewood Hard Money · (833) 264-7776

Edgewood — DeKalb jurisdiction file gates (2026)

Edgewood files fail when Fulton westside comps price DeKalb ARV without adjustment, or when DeKalb permit office timeline is modeled as City of Atlanta speed. Candler Park adjacency does not import onto Edgewood blocks without walk proof.

• Basis: $225K–$275K — discount vs O4W with separate buyer pool
• County: DeKalb permits and tax — verify jurisdiction before scope
• Rent: $1,850–$2,150/mo on renovated 3-bed when block stable
• Comps: Edgewood solds only — not Inman Park or Kirkwood without haircut

Bridge 8.99%–13.5% IO · Atlanta rankings · (833) 264-7776.

Underwriting anchor: Acquisition: $242,000 · Rehab $71,000 · All-in $313,000 — refresh sold comps, insurance, and Fulton/DeKalb reassessment on this parcel before IO term. Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.

Atlanta’s 2024 median is not an Edgewood comp

The 2024 American Community Survey for Atlanta city, via Census Reporter, counts 520,066 residents. Median household income is $88,165 (±$4,451). Median value of owner-occupied homes is $462,200 (±$18,823). The city has 284,949 housing units and 244,482 households. Poverty is 15.8%. About 62.1% of adults hold a bachelor’s degree. 21.5% of residents moved in the prior year. Median age is 34.5.

Edgewood resale targets around $318,000–$358,000 sit well under that $462,200 city median. Candler Park, Inman Park, and fully renovated intown blocks pull the city number up. A Morgan Street bungalow does not inherit them. The high share of recent movers means tenant demand turns over. It also means last year’s lease is stale. Pull a lease signed this year on a renovated 3-bed inside Edgewood.

City median income of $88,165 can support rents near $2,000 when the house is finished and the block is stable. It does not support a Candler Park kitchen on a DeKalb bungalow the appraiser will cut.

Lead disclosure when the bungalow sells

Most Edgewood bungalows date to the 1920s and 1930s, so they predate the 1978 ban on lead-based paint in homes. Before a buyer or renter signs, federal law requires the lead pamphlet and disclosure of known lead-based paint and records. The rule is explained by the EPA real estate disclosure page. Paid renovation of pre-1978 housing, including a flip bought to renovate and sell, falls under the Renovation, Repair and Painting rule. The firm and the renovator need certification. Disturbing painted windows, trim, and siding is the dust event. Schedule that work before cabinets.

Illustration: the $71,000 Morgan Street scope should show a lead-safe line separate from “paint.” If the exit buyer uses a loan that inspects paint condition, an open lead item restarts your days on market. Keep the pamphlet receipt with the closing file.

What a $338,000 buyer pays in October 2026

Freddie Mac’s Primary Mortgage Market Survey reported a 7.28% average 30-year fixed rate on October 1, 2026. The prior week was 7.03%. A year earlier the average was 6.34%. The 15-year average was 6.60%. Source: Freddie Mac PMMS.

Illustration: an owner-occupant buys at the $338,000 BRRRR appraisal with 5% down. The loan is $321,100. At 7.28% and 30 years, principal and interest are about $2,197 a month, before taxes and insurance. Jaken Finance Group does not originate that owner-occupied mortgage. The payment is a check on whether a flip exit is realistic if the rental refinance is thin. On the worked BRRRR, the lease at $2,125 has to carry taxes, insurance, and the permanent loan. If it does not, the same buyer pool at $2,197 of principal and interest is the alternate exit, and only if condition and comps support the price.

DeKalb’s permit office still sets the draw calendar. Confirm the contractor’s DeKalb registration before close. A Fulton westside timeline will miss the inspections that release the HVAC draw.

Edgewood package before a term sheet

Check	Why it is in this file
County	Tax record shows DeKalb or Fulton on that pin
Comps	Morgan Street or Edgewood Avenue solds, inside a half mile
Lead	Pre-1978 flag, certified renovator, pamphlet plan
Wiring	Knob-and-tube called out, panel priced apart from the kitchen
Dual exit	Flip spread and a Georgia DSCR case, each with a year of carry
Rate	8.99%–13.5% interest-only, 6–12 months, 75% of after-repair value

Statewide context is on the Georgia hard money guide. Jaken Finance Group can review an Edgewood contract when the county, the scope, and three local solds are attached. Call (833) 264-7776 with the DeKalb parcel number before the inspection period ends.

Illustration: all-in cost on the Morgan Street file is $313,000. Eighty-seven percent of that cost is $272,310. The BRRRR appraisal is $338,000, and 75% of it is $253,500. The after-repair cap is the lower number, so a quote at 87% of cost overstates what the value test allows. Use $253,500 as the bridge ceiling on that appraisal. A flip target of $355,000 supports 75%, or $266,250, and only if that sale price holds. Recheck the cap when the appraisal comes back, and run both exits in the fix and flip calculator.