Best Value Adding Improvements for Flips - 70k to 110k

[Christopher Boggs]

What kinds of improvements add the best value? We currently have two flips in process, and I want to make sure we don't waste capital on improvements that won't return value. I will give you the general specs for this neighborhood.

Sqft - 1200 to 1600

Beds - 3 to 4

Baths 1.5 to 2

Garage - 1 to 2 car

Basements - Almost all of them have basements, usually the basements are half (poorly) finished, and need to be torn out and re-finished

Sale Price of a flipped house - 70k to 110k

House age - 1940's to 1950's

Lot Size - .11 acres

I have already heard time and time again kitchen and bathrooms sell houses. I would be interested to know what specific kitchen and bathroom improvements add the best value.

Some of the improvement ideas I have now on these two properties are:

- Paying about 1k more to redo the driveway in concreate instead of asphalt. This has to be done one way or another

- Siding the two car garage. The current exterior is painted cinder block (decent shape), and the house is sided. The garage is similar to this picture except it has a flat roof, and just painted white cider block - http://www.clopaydoor.com/blog/post/2012/03/22/blog/image.axd?picture=2012%2F3%2FSymons+garage.jpg

- I have to redo the roof on the above mentioned garage. It is currently a flat roof, for ascetics I thought about replacing it with a pitched roof?

- Finishing the utility side of the basements floor with something like this - http://www.rustoleum.com/CBGProduct.asp?pid=15

- Stamped concrete vs regular concrete sidewalk to house

- Landscaping?

- Converting a 1/2 bath in the basement to a full bath. This bathroom needs to be rehabbed anyways and currently house only has 1 1/2 baths total

- Removing window awnings - picture - http://i.imgur.com/bLIHO16.jpg

- Most of the copper is missing. I was thinking instead of replacing whats missing go ahead and just replace all of it with Pex

- Putting up a drywall wall on the stairs to make the basement seem like more a finished extension of the house. Currently you walk down the stairs into the utility area, and then turn into the finished basement. In the picture below the wall would be on the inside of the stairs, and then there would be a door into the utility side of the basement. I am standing on the utility side while taking this picture. - http://i.imgur.com/8JnXvDt.jpg

Thoughts? Insight?

[Shaun Reilly]

For those doing <$100K ARV rehabs what kind of profits are you looking at?
I'm looking at possibly starting to flip houses with a group I am working with in west PA, which is pretty similar to these Ohio markets.
Hard to concieve that I could make that much on such low resales.

[Dell Schlabach]

I just cruncherd my numbers on the last five, we averaged 15,982.

The breakdown is as follows

18,173 selling price 167,000
9,897 selling price 89,000
15,221 selling price 97,000
27,324 selling price 119,000
9,317 selling price 138,000

That include the cost of money which was pricey on a couple houses.