Thoughts if this property flip Scope of work is too low

[Logan Rhea]

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I'm looking to pitch this to an investor who wants to flip this house in Nashville, TN. Below is my estimated scope of work and timeline. Any experienced flippers or investors opinion's would be greatly appreciated.

Scope of Work and Rough Budget

Property Address: 460 Summit Oaks Dr, Nashville, TN 37221
Property Details: 4 Beds, 3/1 Baths, 4004 SqFt, 0.190 Acres
Purchase Price: $500,000
Target Selling Price: $800,000

1. Kitchen Renovation

• Scope of Work:
  • Replace all cabinets with high-end custom cabinetry
  • Install quartz countertops
  • Upgrade to stainless steel appliances (high-end brands like Thermador or Bosch)
  • Add a large kitchen island with additional seating
  • Install new tile backsplash
  • Update lighting fixtures with modern pendants
  • Refinish or replace flooring
• Estimated Cost: $50,000

2. Bathroom Renovations (4 Total)

• Scope of Work:
  • Master Bathroom:
    • Install new double vanity with quartz countertops
    • Replace shower with frameless glass enclosure and custom tile
    • Add a freestanding soaking tub
    • Upgrade fixtures to high-end finishes
  • Guest Bathrooms (3):
    • Replace vanities, mirrors, and lighting
    • Retile showers and floors
    • Install modern plumbing fixtures
• Estimated Cost: $40,000

3. Flooring

• Scope of Work:
  • Replace carpet in bedrooms with engineered hardwood
  • Refinish existing hardwood floors in common areas
  • Install durable tile in wet areas (bathrooms, laundry room)
• Estimated Cost: $20,000

4. Interior Painting

• Scope of Work:
  • Paint all walls, ceilings, and trim with neutral high-end paint
  • Use two-tone color scheme for added elegance
• Estimated Cost: $10,000

5. Fixtures and Hardware

• Scope of Work:
  • Replace all interior and exterior lighting fixtures
  • Update door handles, cabinet pulls, and faucets to match modern design
  • Install ceiling fans in bedrooms
• Estimated Cost: $8,000

6. Exterior Updates

• Scope of Work:
  • Repaint exterior for modern curb appeal
  • Refresh landscaping (mulch, shrubs, and flower beds)
  • Power wash driveway and sidewalks
  • Replace front door and update hardware
• Estimated Cost: $12,000

7. Miscellaneous Repairs

• Scope of Work:
  • Address any minor repairs identified in inspection (e.g., HVAC tune-up, plumbing fixes)
  • Deep clean entire property pre-listing
• Estimated Cost: $5,000

Total Estimated Renovation Cost: $145,000

Project Timeline

Week 1-2: Planning and Demolition

• Finalize design and materials
• Obtain necessary permits
• Begin demolition (kitchen, bathrooms, floors)

Week 3-5: Structural and Major Installations

• Install new cabinets and countertops in kitchen
• Complete bathroom tiling and vanity installation
• Refinish or replace flooring

Week 6-7: Painting and Fixtures

• Paint interior and exterior
• Install lighting, hardware, and plumbing fixtures

Week 8: Finishing Touches

• Landscaping and curb appeal updates
• Deep cleaning and staging

Total Timeline: 8 Weeks

*This link comes directly from our calculators, based on information input by the member who posted.

[Luka Milicevic]

@Logan Rhea

Reasonable budget for a cosmetic only renovation of that size. You will probably run into some issues and need to budget for that.

You budgeted 5k for unforeseen expenses on a 4000sft home. I'm 2 weeks into a 1400sft renovation and I'm already 6k in unforeseen expenses. 

Here's a full breakdown of the last higher end home I did. I did have to replace windows. I used far less fancy appliances than you're looking at. Home was 3300sft. ARV 900

Total reno was 170k

Appraisal	$399.00
Shut off valves	$95.75
paint	$300.18
Commeercial enzyme cleaner	$72.09
Water activation fee	$51.38
shut off valves	$38.52
Kilz restoration primer	$275.66
Kilz restoration primer	$150.33
Shower tile-Master. Shower pan liner. Paint rags and paint plastic	$386.66
Initial 70% deposit Cabinets	$13,029.02
Backer board, Fiber rock, Shower drains, Zinc backer board screws	$385.71
Junk Removal	$600.00
red gard	($123.10)
Initial 50% deposit Windows	$10,493.20
2x4 studs	$52.33
Junk Removal	$400.00
Flooring sample	$6.01
Flooring sample	$68.48
Flooring sample	$62.62
Flooring sample	$132.09
Paint samples for accent wall	$38.34
10% Draw for Master bathroom demo	$580.00
Wall and shower Tile+Grout-Guest bath	$528.62
LVP Flooring	$7,165.27
Demo Work	$1,275.00
LVP Flooring	$7,198.07
Floor tile-Guest bath	$889.05
50% down for moisture barrier and animal extraction	$2,541.30
Returning flooring samples	($263.19)
Paint-2 5gallon buckets SW	$382.38
Unsure on what these are	$19.54
Unsure on what these are	$48.00
Master shower floor tile	$331.42
Paint	$3,100.00
Flooring underlayment	$888.42
Primer	$178.71
Paint-5 1gallon buckets SW	$180.26
Paint	$3,100.00
Appliances	$6,820.59
Master bath tub	$986.76
Paint-1 5gallon buckets SW	$194.81
Primer	$268.54
Framing repair for rotted wood	$1,000.00
Junk Removal	$500.00
Floor tile-Guest bath	$771.07
Floor and Shower wall tile-Master	$4,559.43
Stair noses	$334.20
Master shower floor tile	$612.76
Farmhouse sink	$385.91
Master ceiling paint	$254.29
Drywall repair in kitchen ceiling	$500.00
Childrens wall tile and floor tile	$3,477.40
Master shower floor tile-Return	($331.43)
Drop in sinks for children's bathroom	$103.75
Drop in sinks for upstairs bathroom	$51.87
Master sinks	$147.64
Master floor tile	$270.05
Electricity	$169.70
16x cement backer board return	($139.60)
Tub and shower faucets	$414.96
4 x Toilet seats	$788.22
Tile install materials for all bathrooms	$863.00
Air filters	$10.90
Gas pipe and AC tune up+Duct repair	$1,216.00
Tile install materials for all bathrooms	$984.78
Roll of insulation X2	$38.48
Primer refund	$125.33
Shower faucets X2	$480.71
Water	$11.41
Master shower floor tile-Return the original white one	($261.55)
Demo and materials he bought	$1,005.14
Pickup charge for picking up flooring	$223.96
Flooring 1st payment	$4,000.00
Flooring return-guest bathroom tile	($889.05)
Red guard refund	$71.34
Backer board, wall tile and floor tile upstairs master return	($134.34)
Keys X3	$10.93
Remaining balance for moisture barrier	$2,046.30
Subfloor repair	$100.00
Flooring	$9,900.64
Master tub filler faucet	$311.35
Tile labor in all bathrooms	$9,202.22
Stair treads and risers	$1,160.76
Bathroom painting	$2,000.00
Junk Removal	$150.00
Return for stair noses	($334.20)
Return for flooring	($13,488.73)
Flooring	$1,900.00
Flooring underlayment	$899.35
Trim	$1,053.17
Toilet supply lines	$13.46
Tile sealer, garage epoxy, garbage disposal	$313.00
Return for remaining balance	($1,098.57)
Floor reducer	$49.99
Garage door opener	$267.66
Door hardware (Hinges and door handles)	$451.14
Counter tops	$5,287.01
Tile return	($981.43)
Tile return	($685.14)
Tile return	($385.53)
Tile return	($153.19)
Tile return	($613.13)
Flooring	$1,900.00
Plumbing and electrical work (Light fix, toilets, drains)	$975.00
Light fixtures and faucets	$975.49
Junk Removal	$125.00
Baseboards	$241.45
Switches, outlets, faceplates	$234.53
Cabinet balance	$5,583.86
Sink return	($155.62)
Dining room light and 4 ceiling fans	$923.70
Anti skid additive for garage floor	$11.38
Flooring	$1,900.00
Glidden gel paint	$24.01
Paint refund	($1,046.40)
Counter tops	$2,304.23
Extension rods for ceiling fans	$40.64
3 Ceiling fans (one was returned)	$573.93
Return grills	$100.11
Kitchen and nook light fixtures	$283.80
Rod for curtains and toilet paper holder	$84.10
Curtain rods	$54.60
Garage door deposit	$1,185.00
Cleaning	$400.00
Water heater	$756.18
Thermostat	$181.41
Stump Removal	$300.00
Dryer cord	$28.53
Plumbing and electrical work (Light fix, toilets, drains)	$3,525.00
Junk Removal	$125.00
Grass seed	$71.40
Return of shipping cost	($297.45)
Duct cleaning	$970.00
Drains for master	$46.54
Sold Fridge	($200.00)
Bathroom fans	$91.92
Samples for brick	$29.98
Peg board hooks	$20.83
Wall plate covers	$21.28
Steel pegboards	$140.72
Return stair tread and Riser	($198.14)
Pressure washing	$1,216.00
Wall plate covers	$8.11
Shower door for upstairs	$729.83
Powder room counter top	$702.99
Light bulbs	$59.24
Shower door deposit	$1,000.00
Staple gun, staples, supply lines	$157.04
Bathtowel hanging hardware	$130.89
Light bulbs	$29.62
GFCIs, underlayment, downrods	($233.54)
Sanding pads	$59.10
Yard hanging tools	$21.94
Supply line return	($13.12)
Stair clips and balusters	$779.58
Returned some bathroom tile	($109.05)
Peg board hooks	$120.04
Front door	$3,235.01
Brick sealer	$50.81
Bathroom fan light and peg board hooks	$71.27
Sanding pads, sanding sheets, etc	$38.48
Mirrors	$65.84
Mirrors	$291.88
Spray bottle for marble sealer	$4.34
Brick backsplash	$695.54
Sanding pads	$2.20
Shelves and shelf brackets for storage room	$73.14
Shower door balance	$1,000.00
Mirrors	$104.26
Returned mirrors	($89.50)
Gutters	$2,043.15
Floors for finishing room	$373.78
Wall plate covers	$8.07
Floetrel and hood vent	$31.49
Plumbing and electrical work	$175.00
Backsplash and fireplace	$2,450.00
Trim paint	$50.21
Tile for master finish	$15.17
Returned something. Not sure what	($139.11)
Wall plate covers	$1.62
Garage door balance	$1,185.01
Cheap paint brushes	$3.89
Drywall anchors	$8.21
Door finishing	$1,400.00
Wall plate covers	$5.48
Shelve brackets and air filters	$60.58
Stair refinish	$560.00
Door handles-dummy	$41.30
Door handles-dummy, angle finder, Paint for countertops	$123.40
Front door handle	$152.55
Door finishing	$350.00
Window balance	$10,993.20
Landscape lighting	$246.15
Fixing exterior lights and plugs in office	$150.00
Door stops and towel hanger	$20.83
Ring doorbell	$65.84
Light bulbs for chandelier	$43.88
Hanging chandelier	$49.00
Hanging chandelier	$462.50
Vent cover	$19.68
Gutter extender	$6.16
Mailbox	$447.21
Landscaping-Wanderwolfs	$119.63
Landscaping	$932.88
Gutter extender, 2x emerald green	$110.43
Pebbles/mulch	$86.54
Paver	$125.12
Landscaping	$521.31
Landscaping, gutter pop up	$403.93
Landscaping-adjustment for 20% discount	($89.78)
Beach pebbles, garden staples, Insect killer	$135.59
Emerald Greens	$72.94
Pebbles/mulch	$100.06
Returned Festuca grass	($16.64)
Mulch	$11.49
Paver	$41.71
Mulch	$10.38
Front tree	$900.15
Fence	$5,690.00
Fence stain	$667.05
encapsulation	$3,165.63