Wholesale Property- Partially Rehabbed 48K

[Account Closed]

315 E Hillcrest New Castle, PA 16105 1810’ 4bed/1.5 baths 10,800 Lot 2 car garage 

ARV 88K

Rehab partially complete, another 10-12K required

Work Completed:

1) completely rewired and wall fished with 200 AMP box, two 220 lines, 18 lights, 16 switches, 29 outlets, 5 home runs

2) construction: a couple of walls removed and new walls built, plus closet built in master bedroom, door cut into back of house for easy access from garage

3) Four rolloffs of trash removed

4) all missing copper replaced with PEX as well as other plumbing

5) excavate and repair water line

6) replaced all basement windows with glass block

7) replaced 24 windows plus large picture window(these still need to be trimmed and properly installed)

8) tiled floor of kitchen and two bathrooms

9) plumbing for bathrooms and laundry room

10) repaired walls and ceilings

11) removed large overgrown bushes from front yard

12) installed 3 new exterior doors

13) repaired roof and re shingled the front

14) full suite of nice kitchen cabinets, partially installed

15) resolved all $30,000 of liens

16) living room and dining room floors sanded

What’s Needed:

Exterior:

1) minor repair between 2 doors, possibly realign doors, replace 3 windows, paint (optional)

2) replace siding on front wall under porch, also relatively minor siding repair in a fer places

3) porch: pillars stripped and painted, soffit repair, install outdoor carpet, install lighting, steps and railings for front and back porch

4) looks like recent windstorm may have caused damage to a couple shingles

Interior:

1) Kitchen: finish anchoring and installing cabinets, finish grouting floor, install countertops, backsplash, sink, garbage disposal, dishwasher, gas line for stove

2) Insulate the laundry room ( option: don't insulate and use as enclosed porch or other uses)

3) Floors: sand, stain and coat living room and dining room and baseboards, carpet the 2nd floor

4) Adjust and trim windows...1 window and 2 upstairs outer doors will need to be purchased

5) Interior doors need to be purchased, painted and installed

6) Minor floor repair in small area in living room and bedroom

7) Refinish cabinet in dining room

8) Finish trim

9) Minor finish work on master closet

10)Paint walls and ceilings throughout house

11)Basement: Either the furnace needs a $175 repair or it needs to be replaced at a cost of $2200-$2500 (I won't know until the gas gets turned on. I don't want to turn the gas on until the gas line in the kitchen is installed)

Comps:

SOLDPrice Date Address Bed/Bath Sq Ft Lot Garage
90,000 8-25-14 807 E Fairmont 3/1.5 1134 7275 N/A
82,500 10-10-13 207 E Northview 2/1.5 1580 11,000 2
87,000 3-25-14 411 E Northview 4/2 1972 4792 1
87,500 10-16-13 212 E Northview 3/1 1806 8930 1


FOR SALE
Price Address Bed/Bath Sq Ft Lot Garage
129,000 304 E Fairmont 3/1.5 1980 5401 NO
99,000 802 e Fairmont 4/2 1380 8407 2
87,000 318 E Northview 3/1 1850 6403 NO
76,900 414 E Northview 4/2 1915 4792 2
109,000 224 E Northview 3/2 N/A N/A 2
79,900 215 E Fairmont 3/2 2711 5009 2
84,900 308 E Fairmont 4/2 1841 N/A NO

I have more photos in Drop Box. Please email me if interested. [email protected]

Thanks.

[Shaun Reilly]

Sorry man but it seems like you have a money pit there.

Can't see a real ARV that high, way too much inventory and way to many places that sell for much less than that.

I notice several of those comps are from 2013, so are useless.  The one from August has some value.

Not that these sites are what I would usually hang my hat on but I see:

Zillow says it is worth $68,093

Homesnap has it as $68,000

Got a Trulia value of $52,524

And the tax assessment on the place is $64,900

In my experience there all these tend to run pretty HIGH.

For actual recent comps I see just down the street at 219 E Hillcrest sold 10/24 for $56K and 201 sold on 11/12 went for $52K, not sure about the garage but they are both a bit larger (2,587 and 2,309 respectively).  Also see a slightly smaller place on Highland that sold in september for just under $52K and a place that is about the same size for about $53K on Northwood in August.  If we go back a little too far back in time another place the same size went on E Elizabeth for just under $49K in April.

ARV really isn't much over $50K and since things sit forever down there I'd peg a quick(er) sale ARV in the mid $40's, maybe $45K if you list at like $49K.

Rents for that area for a 3-4BR will usually settle in the $600s.  A nicer 4BR with a garage might get more like $700 but I'd consider that a home run.

Unfortunately New Castle is a 2% rule rental market all day every day, so for a hold investor it is not even worth close to that lower retail ARV.