New flip opportunity - does it make sense - help me review

[Jorge Zea]

This is a flip project - 4 months buy repair and ready to sell. Assuming 6 months for the estimates bellow.

Want to know if I am missing something ... advice welcomed.

BTW - need hard money for this one if you have advice on this - welcome it is.

Target purchase price: $230K

ARV: $360K (maybe a bit more)

Acquisition estimate:

Price: $230,000

Closing cots (1%): $2,300

My commission will be rolled into the deal (3%): -$6,900

Total Acquisition cost: $225,500

Repairs (it is a 3/2 with) 1488 sq ft

• Kitchen Cabinets: $15,000
• Floors ( a descent ceramic): $4,000
• Painting and baseboard. $5,000 - inside + outside
• Windows (10 windows): $10,000
• Light fixtures: $1,000
• 2 baths (small baths): 6,000
• doors: 1 main door, 2 exterior doors and 5 interior doors: $2,000
• Driveway reseal, roof cleaning and elastomeric coating (flat concrete tile): $3,000
• garden and sprinklers (they appear to be OK but need minor tuneup): $3,000 - 8500 sq lot. mainly re-sod and some shrubs.
• a/c: $2,500
• Appliances: $3,000
• permits and inspections: $1,000

we are looking for at 75 ARV hard money: $270K

Carrying cost for 6 months: 13,500 at 10% interest

Utilities for 6 months $1500.

TOTAL COST: $294,400

The sale:

Expected sale price: $360,000 (on the lower end)

Closing cost + commission: (5%) -  i am the listing agent: $18000

PROFIT: $46,100

Inputs welcomed.

Hard money lender welcomed.

I have been a Broker for over 14 years, live in the neighborhood, know the market. My partner has flipped 5 properties with success and has the team ready to go.

We are offering cash with 15-days closing, 10 day inspection.

THANKS.