North Jersey; Tax liens, ARV and renovation costs

[Max Mac Phail]

I have a family member that owns a house in Little Falls,NJ that needs a lot of work in addition to having a property tax (close to $100k) and IRS lien ($50k?) against it. There is a HELOC for about $40k (behind) for a total in the area of $200k. The house is in a flood zone (never flooded and doesn't have to carry FEMA mandated insurance). My estimate for ARV is around $430k, house is a 3/1 with a 1/1 in-law suite (separate entrance). It sits on .74ac with one neighbor and is about 2200sqft.

The plan is to update the house into the 21st century, convert the useless garage into more living space and add hvac to it, new floors, windows, a new deck, possibly move the laundry room, convert one of the bedrooms into an office and reconfigure the in-law suite to a master suite.

What is good range to estimate per sqft for the rehab, including landscaping in the general Wayne/Paterson area?

Is $430k a good estimate based on comps I could find?

How much value does the land add, the house is set off the road and is very private.