Sanity check my $30K Chicago house hack reno scope — am I underbudgeting?

[Drew Dorantes]

**Sanity check from a first-time house hacker — am I scoping this Chicago 3-flat reno realistically?**

First-time buyer, evaluating a 1894-built 3-flat in Chicago. Plan: owner-occupy Floor 1, keep Floor 2 tenant and Garden tenant. Net housing pencils under $3,500/mo if my reno numbers hold.

Floor 1 is dated despite a "fully renovated" listing — oak cabinets, pedestal sink bath, old tile, old appliances. My current scope:

- Kitchen refresh: $20K all-in (IKEA SEKTION, quartz remnant, mid-tier stainless, LVP floor)

- Bath refresh: $5K (vanity, tub reglaze, fixtures, paint)

- Full interior paint: $2.5K

- Contingency: 20%

- **Total target: $30-33K**

Close Aug 1, lease ends Aug 29. Plan is kitchen ~80% done by move-in, bath and paint stretching into months 2-3.

For the experienced house hackers / BRRRR folks here:

1. Are these numbers realistic for Chicago vintage in 2026, or am I underbudgeting?

2. Living 3-5 years then converting to rental at $2,500/mo — am I overbuilding the kitchen or right-sized?

3. What did your first reno teach you that you wish you'd known before offer?

Making reno feasibility a personal contingency before I offer. Touring next week. Any reps appreciated.

[Henry Lazerow]

I usually get a bathroom done like that just $2500-3k. Kitchen you can do all that for $10-15k. This is with cheap workers. If you are going with people from Google or more known companies the kitchen can be 20-30k+ and a bathroom 10k+ so completely depends on the workers. Interior paint is accurate for investor pricing. 

For all my north side chicago house hack clients this is basically the rehab I recommend to boost rents... Add in in unit laundry, gut the ktichen and bathrooms, use quartz with nice square cut stainless sink and the rest use cheaper Lowes cabinets/vanities and the cheapest stainless steal appliance from ABT in glenview (they warranty best and are nice to work with, can get discount if order multiple at a time on phone). For flooring if possible refinish the wood if not do new vinyl flooring and of course paint/skim coat to clean up any wall dings.

Lessons from first few renos: Do not pay anyone much in advance. Pay them per a day or week. The one time I did a big downpayment upfront is the one time I had someone screw me and drag out a project way past its expected duration, ended up firing the person. Make sure you buy all the materials yourself and only pay labor.