Potential Fix-and-Flip in South Florida

[Andres Montbrun]

Here’s a snapshot of a single-family home I’m evaluating as a potential flip project in South Florida. (Address withheld for privacy.)

Purchase Price: $389,900
Structure: 2 bedrooms, 2 bathrooms, 1 carport
Year Built: Mid-1950s
Approx. Living Area: ~1,590 sq. ft.
Lot Size: ~7,500 sq. ft.
Pool: In-ground with a newer pump

Current Layout & Possible Expansion

Has a large laundry area that may be converted into a 3rd bedroom or used to expand the kitchen.
Conversion would likely push renovation costs higher—could also boost resale value if it’s done right.

Neighborhood & Market

Nearby properties of similar age/size have closed between $560K–$600K, depending on renovation quality.
Pools tend to attract buyers but also raise maintenance and insurance costs.
Rental demand is relatively strong; a 2/2 with a pool in the area might fetch around $2,000–$2,200/month.

Potential Concerns

Budget Overruns: Structural changes (e.g., adding a bedroom or expanding the kitchen) can escalate costs quickly.
Holding Costs: With interest rates and market fluctuation, any delays in renovation or sale can impact profits.
Local Regulations: Adding bedrooms or reconfiguring plumbing might require permits—check compliance to avoid complications.

Questions for Discussion

Expand vs. Cosmetic Only: Is it worth the extra cost and time to add a third bedroom or enlarge the kitchen, or should you stick with lighter cosmetic updates?

ARV Projections: In a shifting market, would a well-renovated 3/2 command a significant premium over a 2/2 with a nicer layout?

Exit Strategy: Would you keep this as a long-term rental if the flip market cools, or is the plan all-in on a sale?

I’d love your input on maximizing returns while balancing budget and timeline. How would you handle this flip?