My 2nd flip house is finished and goes on the market tomorrow... This one was much more involved than the first and allowed for much more creativity. It also involved the firing of my Realtor, so there was a lot of difficult times to get through many issues as we had a lot of business going on outside of the houses I own.
Long story short, I have a new high volume Realtor and two houses to sell...
Now, on with the show:
Stats:
built:1920
Sq. Ft. 1700
Lot size: 80'x150'
Property cost $24,600
rehab cost (inc. labor and materials): $11,200
related costs (closing, taxes, etc.): $1,600
Total costs to date: $37,400
Estimated sell price: $69,900
Time: Ive had the house for a little over 4 months, but actually spent a total of 8 weeks in the house (right around 350 hours of my personal time). I did about 60% of the work, and hired out the remaining. Props to my close friend Stuntmatty who did an amazing job on the bedrooms and attic and who showed reliability, loyalty and true friendship...
Here are the before and after pics... I tried to keep the exact angle for both pictures where possible.
Exterior - some minor landscaping and tree trimming:
Basement - got rid of all the trash (included a case of Korean war memorabilia, a wedding album and a suitcase of old Playgirl mags
and painted walls and floor:
Attic / Bedroom- got rid of all the trash, painted and carpeted:
Bedrooms - gutted, painted and carpeted / new light fixtures.
Back bedroom:
Small bedroom:
Master bedroom:
Bathroom - gutted, new drywall, new tile, refinished vanity and mirror:
Hallway - new doors and hardware go a long way:
Entrance way - this was a big transformation. There was actually a bathroom right as you walked in the front door. I removed it completely to go back to the original open floor plan. I made a stained glass window and hung a new chandelier. I also used a heavy paint pigmented stain to refinish the stairs:
Dining room - The floor was the big project here... there were 12"x12" sticky tiles on the floor. Once I removed them, I had a thick layer of mastic adhesive. I used a chemical remover and then sanded down the oak floor. I then used the same stain as on the stairs and finished with a satin poly:
Same process for the living room - painted blades and bought new glass for the ceiling fan:
Another huge transformation was the 'great room'. Completely gutted the room, re-drywalled everything and installed new carpeting:
And finally the kitchen - probably my best work to date. I never built a kitchen from scratch before, so I felt a bit 'in over my head', but I was very pleased with the results. Completely gutted the room, saved the cabinets, then drywalled everything. Installed new linoleum, installed a subset of the original cabinetry with new paint and hardware, put up maple crown molding and a new chandelier. Then the big task of building new counter tops from scratch and tiling the surfaces and back splashes. Lastly, I bought a couple of great used appliances.
Hard to believe that the kitchen only cost $1,200 including appliances:
another angle:
I think in a very nice part of town, this house could fetch $200,000+, but since it is really on the outskirts of 'the hood', it's only worth 70k or so... The differences in real estate values in Rochester continue to amaze me.
For this house, I'm really going to keep the house close to the comparable values on the street to sell it quickly.
I'm taking the summer off, and hope to get another house in the fall...
Long story short, I have a new high volume Realtor and two houses to sell...
Now, on with the show:
Stats:
built:1920
Sq. Ft. 1700
Lot size: 80'x150'
Property cost $24,600
rehab cost (inc. labor and materials): $11,200
related costs (closing, taxes, etc.): $1,600
Total costs to date: $37,400
Estimated sell price: $69,900
Time: Ive had the house for a little over 4 months, but actually spent a total of 8 weeks in the house (right around 350 hours of my personal time). I did about 60% of the work, and hired out the remaining. Props to my close friend Stuntmatty who did an amazing job on the bedrooms and attic and who showed reliability, loyalty and true friendship...
Here are the before and after pics... I tried to keep the exact angle for both pictures where possible.
Exterior - some minor landscaping and tree trimming:
Basement - got rid of all the trash (included a case of Korean war memorabilia, a wedding album and a suitcase of old Playgirl mags
and painted walls and floor:
Attic / Bedroom- got rid of all the trash, painted and carpeted:
Bedrooms - gutted, painted and carpeted / new light fixtures.
Back bedroom:
Small bedroom:
Master bedroom:
Bathroom - gutted, new drywall, new tile, refinished vanity and mirror:
Hallway - new doors and hardware go a long way:
Entrance way - this was a big transformation. There was actually a bathroom right as you walked in the front door. I removed it completely to go back to the original open floor plan. I made a stained glass window and hung a new chandelier. I also used a heavy paint pigmented stain to refinish the stairs:
Dining room - The floor was the big project here... there were 12"x12" sticky tiles on the floor. Once I removed them, I had a thick layer of mastic adhesive. I used a chemical remover and then sanded down the oak floor. I then used the same stain as on the stairs and finished with a satin poly:
Same process for the living room - painted blades and bought new glass for the ceiling fan:
Another huge transformation was the 'great room'. Completely gutted the room, re-drywalled everything and installed new carpeting:
And finally the kitchen - probably my best work to date. I never built a kitchen from scratch before, so I felt a bit 'in over my head', but I was very pleased with the results. Completely gutted the room, saved the cabinets, then drywalled everything. Installed new linoleum, installed a subset of the original cabinetry with new paint and hardware, put up maple crown molding and a new chandelier. Then the big task of building new counter tops from scratch and tiling the surfaces and back splashes. Lastly, I bought a couple of great used appliances.
Hard to believe that the kitchen only cost $1,200 including appliances:
another angle:
I think in a very nice part of town, this house could fetch $200,000+, but since it is really on the outskirts of 'the hood', it's only worth 70k or so... The differences in real estate values in Rochester continue to amaze me.
For this house, I'm really going to keep the house close to the comparable values on the street to sell it quickly.
I'm taking the summer off, and hope to get another house in the fall...
neaky:
