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Updated over 8 years ago, 07/06/2016
Latest Project Photos - BP Partnership
I don't post a lot of Before & Afters here (I know people get bored of them), but this one is so nice that I wanted to give some credit where it's due...
This was a three-way BiggerPockets partnership between @Todd Whiddon, myself and another BP member who would prefer to remain nameless (he shuns the celebrity lifestyle ;-). We originally were planning on a very large renovation, but after digging in and starting work, we realized that tearing it down was probably the better decision -- so we went back to square one and did things right. Good lesson that trying to save money by doing less can ultimately cost you money if you're not smart about it.
Todd did pretty much all the work, so he gets full credit...
Here is a Before pic:
Here are some During pics:
And here's the final product, getting listed today:
holly crap, this is awesome!
That is beautiful
Even more beautiful would be the numbers. BP and Me we just think numbers are beautiful.
So we are asking what it cost?
What did the Renovation cost?
What are the holding costs?
How long did it take?
How much are you asking for it?
What is the potential profit?
Kudos to ALL involved; that is AMAZING! Definitely can't wait to hear the numbers on this one.
I'm going to hold off on posting all the numbers until it's sold -- you never know when one of your buyers might be trying to dig up information on the Internet to help them get negotiating leverage...
But, the rehab costs -- including architect, engineering and permits -- were around $230K on this one (basically, everything other than purchase costs and holding costs). Higher than we'd typically spend, but again, we screwed up by not just knocking it down at the beginning and that cost us a little bit...
@J Scott I completely understand and agree!
BTW, I wasn't too far from you when I used to live in MD. Wish I was there for some delicious crab cakes! Although, Seattle does have good seafood here; there's NOTHING like the crab cakes at this little crab shack in Annapolis...sigh!
Hopefully once you all sell, you can treat yourselves to a celebratory dinner!
Stunning. Totally different house.
What is the tile in the master bath? Porcelain or marble? Would also be interested to know what types of countertops you used.
How long did this take you?
I can't take all the credit, other than making the project take a RIDICULOUSLY long time!
Our Un-Celebrity partner @___________ did a fair amount of supervisory work on this one... He even swapped out a damaged lockbox!
Plenty of war stories on this rehab! The best was we had to replace an ENTIRE wall of the original foundation...
Which involved supporting the ENTIRE side of the house while we removed it...
All was going well...
Easy Breezy...
Until our grader backfilled TOO SOON and COLLAPSED the wall WORSE than before!! We had to tear out the WHOLE wall and START OVER!
OUCH! Even though we had to replace the wall TWICE! Foundation companies were wanting between 15-22k for this repair and we ended up getting it done with our guys for about half that!
Good as 'NEW"!
Originally posted by @Bill Hinshaw:
Stunning. Totally different house.
What is the tile in the master bath? Porcelain or marble? Would also be interested to know what types of countertops you used.
How long did this take you?
Credit to @Justin Childers for designing this AWESOME tile scheme!
The "Marble" is actually a porcelain tile from Floor and Decor
The Glass is also from Floor and Decor
Granite was Moon White
Coming up on the 10ish month mark! Pretty much anything that COULD go wrong WENT wrong on this one!
@J Scott & @Todd Whiddon - looks awesome guys - congrats!
If you don't mind me asking, how long did the overall project take? Also, did you end up doing the foundation wall 2x and then decide to tear the whole thing down and start from scratch? Or did you keep the foundation and just build up new from there?
Thanks!
Originally posted by @Bill Hinshaw:
Stunning. Totally different house.
What is the tile in the master bath? Porcelain or marble? Would also be interested to know what types of countertops you used.
How long did this take you?
@Todd Whiddon picked all the finishes, so I'll let him answer the tile questions...though it appears he picked the exact same granite counters that we used in our new personal residence (Moon White)...
As for timing, the project started in October of last year, so we're at about 8 months. Not too shabby, but given that Todd works like a machine, it was about 2-3 months longer than if we would have just come in with a bulldozer on day one...
Originally posted by @Alok Sood:
@J Scott & @Todd Whiddon - looks awesome guys - congrats!
If you don't mind me asking, how long did the overall project take? Also, did you end up doing the foundation wall 2x and then decide to tear the whole thing down and start from scratch? Or did you keep the foundation and just build up new from there?
Thanks!
See post above on timing...
We kept the foundation after the wall was completed for the second time...
Amazing!!!....just freaking Amazing!!
Congrats. Looks like there were some stressful moments in those 10 months, but you are on the market. Nice job on the documentation and pics, too.
I'm working on an 85k rehab where we are 4 mnths in and still have probably 6 weeks to go. I can only guess how you felt when that wall collapsed. It's good to see how you guys stuck with it and created an awesome product.
The "After" looks beautiful. I love the exterior design elements and the color of the wood floors.
Originally posted by @Alok Sood:
@J Scott & @Todd Whiddon - looks awesome guys - congrats!
If you don't mind me asking, how long did the overall project take? Also, did you end up doing the foundation wall 2x and then decide to tear the whole thing down and start from scratch? Or did you keep the foundation and just build up new from there?
Thanks!
Originally this was going to be a straight up Pop Top like this one but lessons learned from the first pop top, we decided it would be better to actually remove the first floor walls entirely and build up from the existing subfloor. Well.... the existing sublfoor ended up being in much worse shape than we thought and we had to remove it...
So this is basically a new build from the original foundation up...
In hindsight and considering all the problems we encountered and extra demo cost to "strategically demo for the Pop Top", had we just torn the ENTIRE thing down we would have saved 10's of thousands of dollars and been done about 6 months ago!
Originally posted by @Bill Hinshaw:
Congrats. Looks like there were some stressful moments in those 10 months, but you are on the market. Nice job on the documentation and pics, too.
We've done a lot of these now, and you start to realize that every project is going to have it's issues (small or large). Those who stress too much aren't going to be very happy in this business... :-)
It looks so gorgeous! What are the wooden floors?
That is a fantastic looking house! Great job guys!
Originally posted by @Ashley Harris:
It looks so gorgeous! What are the wooden floors?
They are REAL #2 3/4" x 3 1/4" Red Oak with Jacobean finish & 3 coats of Semi Gloss Poly... We're paying about 4.75 a foot turnkey for that which is actually cheaper than some of the engineered stuff we can get our hands on now!
INTERIOR FINISHES
I've gotten several PMs about the finishes we used, so anyone in Atlanta looking for their own spin on THIS level of pimpness...hit up @Justin Childers
All paint colors Sherwin Williams...
Interior-
Walls- Knitting Needles
Interior Trim - Natural Choice
Interior Doors - Summit Grey
Floors - Jacobean - 3 Coats Semi-Gloss
Kitchen Perimeter Cabinets - Kith Harmony Antique White with Hand Brushed Gray Glaze
Kitchen Island Cabinets - Kith Harmony Nutmeg
Upstairs Bathroom Cabinets - Kountry Wood Vanderburg Coffee
Downstairs Bath Cabinet - Home Depot Ashland
Master Bath Floor Tile - Home Depot Matagna Rustic Bay
Master Bath Freestanding Tub - American Standard Cadet
Granite - Moon White
Backsplash - Home Depot 3x6 Subway Tile
]
All grout in house was light grey
Next Up Exterior Finishes...
