Flip at prime a location in SoCal

[Shan K.]

Buying at dream location, dream property near beach in San Diego. First column is conservative, second column is the best case scenario. This is cash deal , will refinance after closing. What do you guys think about this flip? 

ARV	$465,000	$475,000
Offer Price	$360,000	$350,000
Commission 4.5%	$16,200	$15,750
Technology	$299	$299
Rehab	$20,000	$15,000
Eviction	$5,000	$3,000
Closing	$3,000	$3,000
Inspection	$500	$500
Holding Cost	$4,000	$4,000
Sales cost 10%	$46,500	$47,500
Profit	$9,501	$35,951
Cash Invested	$408,999	$391,549
Return on Invested cash	2.32%	9.18%

[Sharyn Umaña-Angers]

I know that when you lay out the numbers like that, it looks like a dream situation but in my experience, in Southern California, a $100k window for everything is cutting it close. I say that from experience that costs can be worse than your worse-case scenario. I'd feel more comfortable with a $300k offer if it were me.. but if you're confident in your ability to move it in that neighborhood, it could work. Good luck!