Knoxville TN, USA · Member since 2023 · 61 posts · 42 votes
I have a new property come across my desk - debating the best way to go with it. 2001 - 2-story 3,600 sf hoarder house with ARV around $800-850k. Asking $475k. The usual questions are pretty straightforward - no visible foundation issues, systems work, but everything is outdated.
Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 606 votes
6mo
Rob, sounds like it could be a solid opportunity if the numbers hold. The key will be your rehab scope and budget. Hoarder homes can hide surprises. Make sure your all-in cost that is purchase, rehab and holding leaves enough margin below ARV. If the spread is there and no major structural issues, it could be a strong flip or even a BRRRR candidate depending on rents.
Flipper/Rehabber · San Antonio, TX · Member since 2026 · 20 posts · 19 votes
6mo
3600 sqft hoarder is a beast of a scope. Even a clean cosmetic on a house that size runs $180-200K just in labor and materials, and that's before you open walls and find what year 2001 left you. The spread looks good on paper at $475K purchase but I'd want a real walk-through with your GC before you get excited about those ARV numbers. Everything outdated on 3600 sqft means kitchens, baths, all the flooring, paint, probably some electrical and plumbing surprises behind the hoarding. Get a detailed scope before you even think about making an offer, not after.