Caitlyn Verdugo · Keller Williams Metro Atlanta · 678-884-4494 · cv.sellshomes@gmail.com
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OFFERING MEMORANDUM · Lithonia · COLIVING
OFFERING MEMORANDUM · Lithonia
Lithonia Ten
Spacious Coliving Home on a Large, Private Lot
ASKING PRICE
$320,000
$32,000 per room
BEDS / BATHS
10 bd / 3 ba
3,700 sqft
CAP RATEProjected
~11%
On in-place income
LIVE OCCUPANCY
9 of 10
From PadSplit · pulled daily
The offering
Fully occupied PadSplit home with room to breathe, plenty of parking, and a property manager ready to transition.
This large 10 bedroom coliving home sits on a big, protected lot, set back from neighbors, with lots of parking for residents. It has operated on PadSplit for the past five years, and is occupied and stabilized. The conversion is already done and the property manager is staying through the sale, so you can take over without starting another project.
Share this offering
Property detail
0103
PROPERTY TYPE
Occupied Coliving
SQUARE FEET
3,700
BUILT / RENOVATED
1975 / 2020
ROOM RATES
$177 / wk
PARKING
Very large driveway: 6+ cars
LAUNDRY
In Unit, conveys
FURNISHINGS
All furnishing conveys
Occupancy
LIVE FROM PADSPLIT · PULLED DAILY
0202
CURRENT OCCUPANCY
9 of 10 rooms
90%
Last updated Oct 12, 11:24 PM ET from the property's live PadSplit listing.
87% average · low 75% · 10 rooms
—Nov
—Dec
75%Jan
78%Feb
90%Mar
93%Apr
91%May
97%Jun
94%Jul
87%Aug
79%Sep
—Oct
—Nov
—Dec
75%Jan
78%Feb
90%Mar
93%Apr
91%May
97%Jun
94%Jul
87%Aug
79%Sep
—Oct
Share of rooms occupied, month by month.
Financial overview
0301
Projected — pending seller T12; Occupancy and Earnings data pulled from Padsplit.
Gross rents are all rooms at in-place weekly rates. Expenses cover utilities, cleaning, platform fees, taxes, and reserves. Cash-on-cash assumes conventional financing at current rates. Cap rate is on in-place income.
The asking price reflects both local comparable sales and the income the asset produces — coliving houses are underwritten on both.
LINE-ITEM DETAIL LOCKED
Rents, expenses, debt service, and CapEx open on this page.
Gross rents$X,XXX
Net earnings (after PadSplit)$X,XXX
OpEx$X,XXX
NOI$X,XXX
Projected debt service$X,XXX
Net cash flow$X,XXX
LINE-ITEM DETAIL LOCKED
Monthly rents, expenses, debt service, and CapEx open on this page.
Unlock reveals rents, expenses, debt service, and CapEx.
The process
0404
01
Review the offering
Everything on this page, plus the line-item underwriting once you unlock. Questions get answered before you write anything.
Everything on this page, plus line-item underwriting once you unlock.
02
Make an offer
The button on this page connects you to me to write it — an offer has to be on GAR forms before it can go to the seller. We'll talk your terms through first.
The button connects you to me to write it. We'll talk your terms through first.
03
See it in person during DD
The house is occupied, so showings happen during due diligence. The address is shared with serious buyers considering an offer, to protect everyone in the home.
The house is occupied, so showings happen during due diligence.
04
Transaction & handoff
Members stay in place through closing, and the PadSplit account, member agreements, and deposits transfer to you.
Members stay in place through closing; the PadSplit account transfers to you.
Ready to move
Ready to make an offer?
Tell me your price and terms and I'll call you the same day to walk through them. Nothing here is a contract and nothing goes to the seller until we've talked.
Goes straight to Caitlyn — typically a call back within a few hours.
For PadSplit owners
What would your PadSplit sell for?
A coliving house gets priced two ways at once: the local comps, and the income the asset actually produces. I run both — what houses like yours have traded for in your submarket, alongside room revenue, a realistic expense load, and what in-place occupancy supports. Where those two land tells you the list price.
48 hours
WRITTEN ANALYSIS BACK
No pressure
EVALUATION OF YOUR PADSPLIT
For PadSplit owners
What would your PadSplit sell for?
A coliving house gets priced with a combination of local comps and the income the asset produces. Get an idea of what yours could sell for here.
CONFIDENTIALITY & DISCLAIMER
This memorandum is provided for the sole purpose of evaluating a possible purchase of the property described and is intended only for the recipient. The address and member information are withheld until a showing is scheduled, out of respect for the people currently living in the house. Occupancy and room-rate figures are pulled from the property's live PadSplit listing daily and reflect conditions as of the last refresh; income and expense figures are supplied by the seller, are unaudited, and are not a representation of future performance. A buyer should conduct independent due diligence. This is not an offer to sell or a solicitation of an offer to buy. Caitlyn Verdugo, licensed real estate agent in Georgia, Keller Williams Metro Atlanta. Each office independently owned and operated. Equal Housing Opportunity.
