Can you help me estimate repair cost on this house?

Rehabbing & House Flipping
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Can you help me estimate repair cost on this house?

Patrick Philip
FL · Member since 2016 · 912 posts · 107 votes

I went to look at a house today. Here are 16 pictures....

https://www.dropbox.com/s/2t7uutjmciu9yif/IMG_2017...

https://www.dropbox.com/s/s1qvlm9ixke4rfb/IMG_2017...

https://www.dropbox.com/s/49tqalxh9segr4h/IMG_2017...

https://www.dropbox.com/s/gst8qaui67fhor9/IMG_2017...

https://www.dropbox.com/s/sczggk3n46tevnf/IMG_2017...

https://www.dropbox.com/s/miz0l2adry1w0wr/IMG_2017...

https://www.dropbox.com/s/gl3bqhx57lp8aml/IMG_2017...

https://www.dropbox.com/s/mhvchlp5yjlhi6b/IMG_2017...

https://www.dropbox.com/s/xodxetydorzxxdq/IMG_2017...

https://www.dropbox.com/s/sx6g04a8u9irfn3/IMG_2017...

https://www.dropbox.com/s/yvh0jfvafh6uhjd/IMG_2017...

https://www.dropbox.com/s/3yqa1bjithh8j0l/IMG_2017...

https://www.dropbox.com/s/nqiwp1jx4g1r0e0/IMG_2017...

https://www.dropbox.com/s/pj9slgkh4c83v0t/IMG_2017...

https://www.dropbox.com/s/y6nhpa3hb8kz4y3/IMG_2017...

This is my first time looking at a house and trying to create a SOW, so I have many questions.

Do the cabinets need to be replaced? Obviously they are functional and they are not too ugly in my opinion, so should I just paint them?

Should I replace the sink in the bathroom? Why or why not? Should I replace the tub? Why or why not?

Should I do something with that front porch? Honestly, it looks very rickety. Should I sure it up somehow?

This house does not have an air handler inside. I'm not sure if it's missing or if it is the type of unit that only has an outside unit. Does the outside unit look too old and need to be replaced?

I didn't bring a tape measure with me to measure every single room, so I don't have exact square footage for painting, etc. But I do know that both the interior and exterior need to be painted.

I would replace all of the carpet with luxury vinyl, except for the bathroom and maybe the front room that has the laminate wood.

Should I replace that brown fan? It works. Should I get a new one just for the hell of it?

Should I replace the blue tiles in the bathroom just to make them white so they match everything else?

Do the exterior windows look like they need to be replaced? Or just painted?

Does the front door need to be replaced or just painted?

Do you see that crack in the wall? Should I just paint over that or is that a sign of foundation damage possibly? I suppose an inspection would tell me.

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J ScottPro Member
Moderator
Investor · Sarasota, FL · Member since 2008 · 18k+ posts · 17k+ votes
9y
Originally posted by @Patrick Philip:
Originally posted by @Marko Cvetkovic:

Patrick, I think you should first buy J Scott's book. That will be a great help for you.

 I've already bought it.

Yes, but based on the questions you're asking, you clearly haven't read it.  


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  • J ScottPro Member
    Moderator
    Investor · Sarasota, FL · Member since 2008 · 18k+ posts · 17k+ votes
    9y
    Originally posted by @Patrick Philip:

     Maybe because it hasn't come in the mail yet. What's with that? I ordered it probably a month ago.

     If it's really been more than 10 days, please send me a PM and I'm happy to look into it...

    Podcast Guest on Show The Truth About Real Estate Investing in 2024 (What Investors NEED to Know)
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  • Stanley Parsley
    Investor · Chandler, AZ · Member since 2015 · 409 posts · 214 votes
    9y

    @Patrick Philip

    yo dude

    you may have the cart before the horse here

    you need to get more familiar with walking properties

    like was mentioned you don't have a contract on the house so I'm gonna put a bid in on it

    not

    but it could happen

    this week go look at 5 properties and take your cut sheet with you and make notes on what you think needs replaced or rehabbed

    find you a general and get some ideas of repair costs in your area

    get numbers for permits

    get your tool box together with the people you are going to use to do the work

    you have to have comps of like property

    Zillow is a base line do not rely on those numbers

    reading books is good but feet on the ground is the only way you will really learn

    find you an agent to work with and tell them what you want to do they will work with you as long as your upfront with them and I have found agents with real estate help the most

    good luck

    enjoy

    2Reply
  • Doug Woodville
    El Cerrito, CA · Member since 2015 · 257 posts · 129 votes
    9y

    @Patrick Philip It sounds like it would be a good idea for you to have a GC walk through this house with you to get their opinions on what should be replaced or not (for strictly functionality). As others have mentioned, you need to look at comps and see what they are doing interior wise. Are they vinyl floors or carpet? replaced windows? etc. Without knowing the comps you're kind of dead in the water in my opinion. 

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  • Patrick Philip
    OP
    FL · Member since 2016 · 912 posts · 107 votes
    9y
    Originally posted by @Doug Woodville:

    @Patrick Philip It sounds like it would be a good idea for you to have a GC walk through this house with you to get their opinions on what should be replaced or not (for strictly functionality). As others have mentioned, you need to look at comps and see what they are doing interior wise. Are they vinyl floors or carpet? replaced windows? etc. Without knowing the comps you're kind of dead in the water in my opinion. 

     Comps are sold houses. How am I supposed to get in sold houses?

    0Reply
  • Justin Tahilramani
    Rental Property Investor · Fayetteville, NC · Member since 2014 · 884 posts · 670 votes
    9y

    @Patrick Philip - I don't mean to come off as offensive, but it sounds like you might be in a little over your head on this one. You are asking about ARV, but you don't seem to have a good grasp on what the current market conditions are in your area. That being said, it would probably be a good idea to have an experienced Realtor working with you. They can provide you with answers to some of the questions you have.

    With regards to AC units and Roofs - I would venture to say that most investors are not A/C mechanics or roofing contractors. You are going to need to use your best judgement on what is going to need to be repaired. If you think the roof looks shot - so will a buyer. If you really want the house - get it under contract and have an inspection completed during the due diligence period.

    If the house is missing an air handler - you are likely in for a costly repair. The are handler needs to match up with the condenser. Unless you get some hack - no reputable company is going to want to piecemeal an HVAC system back together....

    2Reply
  • Doug Woodville
    El Cerrito, CA · Member since 2015 · 257 posts · 129 votes
    9y
    Originally posted by @Patrick Philip:

     Comps are sold houses. How am I supposed to get in sold houses?

    There are a lot of homes with that are sold and still have pictures on Zillow (I imagine other websites have them too). But you can also go off the descriptions sometimes as they might say something like "hardwood floors throughout, S/S appliances and granite counter tops and back splashes..." 

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  • Account Closed
    Houston, TX · Member since 2017 · 19 posts · 12 votes
    9y

    Yeah they could add a wow, if painted properly with a nice finish, I don't see why not.  Sorry it took me so long to respond.

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