Jason Bindra
Investor · Chicago, IL · Member since 2016 · 28 posts · 11 votes
10y
For the budget, the end product is amazing. Like others before, kitchen and the window seat concept is impressive. Kudos on job well executed.
0 Reply
Darryl Mitchell
Flipper/Rehabber · Philadelphia, PA · Member since 2016 · 20 posts · 4 votes
10y
Sweet! Beautiful accent work.
0 Reply
Cj Juan
Contractor · Olympia, WA · Member since 2016 · 89 posts · 18 votes
10y
@Marcin Chojnacki I don't mean to be a Debbie downer but I find it hard to believe that you only spent $44,800? What was the hourly rate of your contractor? How much of the work did you do your self? Just like @Jay Hinrichs asked did you replace any of the major systems? You might have not ran new circuts but I'm sure you moved and replaced switches and outlets? How long did the project take?
Cj
1 Reply
Dan Sibilev
Real Estate Agent · Auburn, WA · Member since 2015 · 6 posts · 2 votes
10y
Originally posted by @Marcin Chojnacki:

@Jay Hinrichs No electrical. Bathroom plumbing was redone. No HVAC. New roof. We have good crews and use affordable materials. Those floors in the living room are 0.99/ft. It looks like real wood (grooves in between planks, hand scraped feature, etc).
Amazing job Marcin!! Stellar design and wonderful taste. If I may ask, what brand are those floors and where did you get them for such a great price?
Thanks!
1 Reply
Account Closed
Norwalk, CT · Member since 2013 · 1 post · 0 votes
10y
BEAUTIFUL! A frameless glass shower door would allow the beauty of the tile to stand center stage and finish off the bathroom, nicely.
All in all, GREAT JOB!
0 Reply
Juliana Limones
Investor · Spring, TX · Member since 2016 · 12 posts · 10 votes
10y
Omg... I am even MORE impressed after seeing the before shots. You guys know how to stretch your money!! that looks a lot more expensive than 45K, WELL DONE!!

So, I take it real estate in Illinois is picking up? I left (IL and real estate) right after the bubble burst. I am in Houston now and itching to get back in the rehab game!!

Good luck and keep up the awesome work!!
0 Reply
Vipul Shah
Flipper · Somerset, NJ · Member since 2014 · 1 post · 0 votes
10y
great job! Would you mind sharing where you purchase the wood floors from? Also, same question regarding the kitchen cabinets? Thanks!
0 Reply
Account Closed
Western Suburbs, IL · Member since 2016 · 58 posts · 16 votes
10y
Michael Duke Sounds like you pay retail for everything. A flip like this will vary depending on how involved you as property owner are. If you want to be completely hands off, then yea, it will be more expensive. I act as a GC, have a great electrician and plumber that I work with if needed (yes, they're the types of guys that write quotes on the back of a napkin, but they're licensed and do great work that always passes inspection). I pay cash for everything (allowed me to get Brazilian granite under $2k for a whole kitchen). There's a way to do things to stretch budgets. Obviously if I were doing a guy rehab I would probably take a more "hands off" approach which would include a detailed scope of work.
0 Reply
Account Closed
Western Suburbs, IL · Member since 2016 · 58 posts · 16 votes
10y
Meant to say "gut rehab" lmao. Why can't we get an edit posts button on BP?
0 Reply
Michael Noto
Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
10y
That's a really nice rehab for a $45k project. Nicely done @Marcin Chojnacki
0 Reply
Kourtnie Beckwith
Investor · Piscataway, NJ · Member since 2016 · 3 posts · 0 votes
10y
AWESOME job!!!!!!!
0 Reply
Account Closed
Falls Church, VA · Member since 2016 · 5 posts · 0 votes
10y
@Marcin Chojnacki sure you be even cheaper than that. You can buy used appliances. I looked up the packages that were on Sears, but none of the packages that were on there were similar to the appliances that were in the pictures of your renovation. But, I will concede that you purchased all 5 appliances for $3,000.
However, my point still stands. There is way too much material and work involved in that renovation to cost only $45k. In Virginia, when you are removing walls, relocating power and gas lines, you need drawings, permits and inspections. All of which costs money. Plus, you have tons of new material that I mentioned in that renovation. I just don't believe your renovation costs are accurate.
0 Reply
Enya C.
Sacramento, CA · Member since 2016 · 5 posts · 2 votes
10y
Very beautiful. Love the living room. Great job...
0 Reply
Russell BrazilBusiness Member
Moderator
Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
10y
Originally posted by @Account Closed:

@Bevla Reeves If you can find a microwave, refrigerator, dishwasher, gas oven and hood for less.....please let me know.
For a standard set of 4 appliances stainless steel I pay about $2k for what I put in sub $500k properties. Same market as you.
[email protected]301-893-4635 Podcast Guest on Show #192
District Invest Group546 Reviews
Website View Page
0 Reply
Account Closed
Falls Church, VA · Member since 2016 · 5 posts · 0 votes
10y
@Account Closed I don't pay retail for everything. I do pay for quality and I do get deals from suppliers that I consistently purchase from to take advantage of economy of scale when working on multiple projects. I could certainly pay cheap for all kinds of materials that suppliers can't unload. But there's a reason they can't unload them.
0 Reply
Account Closed
Falls Church, VA · Member since 2016 · 5 posts · 0 votes
10y
@Russell Brazil I don't think I said anything about the market that I'm in being more expensive or less, did I? The manufacturer you use must be Kenmore, am I right? Stainless steel doors only on a refrigerator, am I right? I think it's safe to say we don't shop the same brands.
0 Reply
Yon Chung
Rental Property Investor · Mc Lean, VA · Member since 2016 · 12 posts · 2 votes
10y
No... I refused to believe this is the same house. That is amazing. I am assuming the furniture is used for staging and not part of the sale?? Amazing interior design to go along with the house.
0 Reply
Marcin ChojnackiPro Member
OP
Roselle, IL · Member since 2015 · 165 posts · 143 votes
10y
@Elijah Gakomo Total hold time was a little long due to certain issues. Once property got started it took about 60 days. Yes new builds can be fun but time consuming!
0 Reply
Marcin ChojnackiPro Member
OP
Roselle, IL · Member since 2015 · 165 posts · 143 votes
10y
@Cj JuanuOur contractor doesn't charge us per hour but per job. We never do any of the work ourselves as we do many projects. Yes switches and outlets were replaced. Our laborers know how to do electric and plumbing and we do not hire licensed electricians for simple outlet/switch replacement. Hard to believe or not, our total rehab on the house was $44,800 and change. We know how to add numbers together... You might be a contractor and you might charge 65k for the same work. Doesn't mean that our guys charge 65k.
@Dan Sibilev HOME DEPOT! .99/ft. Backsplash was also home depot at about 1.50/ft.
@Juliana Limones Yes it's very good. Many prices have gone back to pre 2008 levels. Some neighborhoods are still slightly behind but overall almost everything has picked up.
@Vipul Shah Home Depot for floors. Kitchen cabinets are from a local supplier.
@Yon Chung Yes it is furniture from a staging company. They use very modern furniture and make the home look great.
0 Reply
Cj Juan
Contractor · Olympia, WA · Member since 2016 · 89 posts · 18 votes
10y
@Marcin Chojnacki Thank you for responding..
Totally understood, all of my clients know that I don't charge by the hour but by the job. I was just trying to get an idea of the contractor labor rate in your area vs here in Western WA. Here in WA you have to be Licensed or at least have a permit to do any kind of electrical or plumbing of any kind. I'm sure you know how to add the numbers and put together a great project. I just hate the fact how people think that what they see on TV is what you can get in the real world! Your right! from what I can see in the photos it would have been more like 55K-65K as material is always the deciding factor in the end cost of a project.
BP'ers, Please feel free to chime in on this..
0 Reply
Marcin ChojnackiPro Member
OP
Roselle, IL · Member since 2015 · 165 posts · 143 votes
10y
@Cj Juan here in Illinois it depends on the village you are working in if you need permits or not. Many villages do not require licensed electricians for outlet replacement. We are doing a project now in Schiller park where no permits are needed for the remodel we are doing. Same with the house I posted in the past in Palos Hills, no permits were needed. There are also villages (cough like romeoville cough) where they will make you tear the entire house apart. There you can't even mention the word electrical without having a licensed electrician say it for you!!!... Rehab budgets are greatly impacted depending on what village you are doing the project in.
0 Reply
Cj Juan
Contractor · Olympia, WA · Member since 2016 · 89 posts · 18 votes
10y
@Marcin Chojnacki My apologies.. My statement was not clear. I was talking about who is aloud to work on electrical or plumbing. Permits for changes on the house is a whole other conversation.
Thank you! for all the great info about the area. Shows how different it is..
0 Reply
Jolana Williams
Chicago, IL · Member since 2016 · 1 post · 0 votes
10y
Beautiful job. Congratulation :)
0 Reply
Ray DipasupilPro Member
Investor · Los Angeles, CA · Member since 2016 · 149 posts · 51 votes
10y
Inspiring work, @Marcin Chojnacki! Thank you for sharing your story. What was the time horizon from your expectations & actual result from beginning purchase of property to end sale?
0 Reply
Ben Meisel
Real Estate Professional · Redmond, WA · Member since 2015 · 67 posts · 47 votes
10y
Before you bought the property, what was the ARV projected to be? Curious how close you came to that in the end.
0 Reply

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