Philadelphia rowhome rehab costs

[Marshall Secord]

Hi BP, I just finished and sold a rowhome flip in Philly and it was quite successful. I did all the work myself and it was by no means a full gut, but regardless I definitely got a great sense for material costs for home renovations in the area. I am however, starting to shift my focus to doing less work myself and bringing in more contractors. I just looked at a West Philly rowhome that isn't a full gut, but needs a lot. The property is two stories with a basement and close to 1300 sqft with a tiny backyard and a big front porch. I would love some feedback on ballpark pricing for the work that needs doing. I've listed the level of work in a nutshell below. Maybe understanding GC pricing vs. subs would be helpful too. I will be doing pretty nice finishes, but nothing to break the bank. For example, $4-5/sqft hardwood floors rather than laminate; Quartz countertops rather than formica; Nice looking in trend fixtures from wayfair rather than homedepot builder grade; etc. I don't plan on opening up walls and reconfiguring electrical, but hvac might be needed and reconfiguring of electrical might need to happen in the basement.

-All new hardwood floors upstairs and down

-Gut one bathroom and add a second

-New tile in bathrooms and kitchen + backsplash

-Exterior work including sanding and painting

-Walls hopefully don't need a gut, but they do have a weird texture and I'm hoping to do some skimcoating

-All new interior and exterior doors and hardware

-New kitchen ($3,000 worth of ikea cabinets)

-All new light fixtures and appliances

-Finished basement (this is the biggest ? for me) I'm guessing all sorts of wiring needs to be reconfigured to run through joists so drywall can go on the ceiling. Maybe basic tile flooring down here

-Some minor structural work to a few basement joists due to rot  causing a slope in the floor at the back of the house. Could need some new subfloor in areas too.

-obviously all the demo involved tearing out old tile, carpet and moving out all the crap in the basement

-possibly update hvac (currently has radiators)

-Painting and trimwork

-Windows are actually ok, don't need new ones

-building a fence for privacy in the back yard

Sorry if this is a lot, but I know some of ya'll would rather have more detail than not enough. Any help on ballpark info for this level rehab would be great! 

[Irfan Raza]

Just gut the whole thing, add electric and plumbing and roofing and spend $120k.  It will make it so much easier in the long run your plumbing is probably cast and it will leak. If you want to save the walls that will save you some money.  Instead of skim coating, its probably easier just put drywall on top of it and that is what the subs you hire are going to want to do.