Hi Pyrrha -
I have some very similar houses. I like them a lot for holding and flipping.
Here's the good news and the bad news ...
- They often have concrete walls so damage is less, easy maintenance and insulation.
- Brick is low maintenance.
- You have a nice lot.
- HW floors are great.
The bad news (guessing) ...
- Washer/Dryer were an after thought. Usually there's not a place for one or it's in an awkward place.
- Bathroom floor is probably rotten or rotting.
- Kitchen floor is rotten or rotting.
- You have galvanized supply lines
- Windows are single pane (easy to replace) inefficient for tenant.
- Attic is poorly insulated
Here's are some comments on how I might tackle a your list or a similar rental
:
MUST DO BEFORE MARKETING to RENTERS:
1) Repair all roof leaks $ 475.00 add clean out gutters
11) Repair all cut-out holes in the interior drywall finished to paint and paint all repairs. $ 275.00 (give this job to the painter since there's not a lot)
3) Prep all previously painted exterior surfaces and seal gaps between to materials. Prime all exposed wood surfaces and apply two coats of paint on all previously painted surfaces $ 2,850.00
3A (I would only spend $500 on sealing windows, a little touch up paint, and pressure wash the exterior). Paint interior $2200 with remaining budget.
4) Install rear exterior door unit with all hardware and locks.
$ 570.00
6) Remove the dead tree at the right rear corner of the house, haul limbs away and stump the roots. $ 960.00 (Call Atlanta Tree Pros)
8) Install 80,000 BTU gas furnace, with a 24,000 BTU condensing unit and 24,000 BTU evaporator coil, 30’ line set, pad and electrical disconnect
$ 4,650.00
9) Install a 40 gallon gas furnace in the crawlspace with expansion device.
10) Install shoe mold in the house $ 650.00
10A) Buff and apply 2 coats poly to protect the floors, install shoe mold $1000 vs. $650 above.
12) Replace lavatory in the hall bath $ 350.00
12A) Pink bath tile needs to be colored or replaced. Add $1000 to resurface all wall tile and tub to bright white. (Call PM me for Curtis)
13) Properly cap the countertop right end and repair base cabinet facing.
$ 200.00
13A - Paint cabinets w/ enamel, replace knobs/pulls, install granite tile or polished porcelain $1000, install lineolum under sink to protect floors and cabinet
15) Install guard rail around the rear stoop and step
$ 710.00 (Should be $250)
14) Install missing downspouts $ 150.00
15) Swap bedroom fixtures for new ceiling fans, replace light over vanity, light in kitchen and dining. $500
16. Install 2 new smoke detectors/carbon monoxide detectors. $100
NICE TO DO DURING YEAR 1:
5) Replace concrete pad at the base of rear stoop steps
$ 720.00
7) Repair the chain link fence at the rear of the house.
$ 436.00 Yes, if you rent to people with dogs.
Add insulation to the attic $200 of insulation and $200 for labor
NICE TO DO IN YEAR 2 - 3
2) Replace all rotted fascia and soffit $ 325.00
3) Paint exterior when you have someone who can do it for $1200, held the house for awhile, etc. (In year one, I would paint the front picture window, front stoop, doorway immediately with my handyman to give it a cleaner look.
Great house and the repair list seems pretty reasonable.