Happy Friday and welcome to our flip! Truth be told while Vito and I feel like we’ve been in this “game” for a while by owning and managing rentals (him more than me), being active in a local real estate investment group (I go to some meetings), embarking on a flip or two (him, again) and understanding the process and markets, this is our first flip together. More importantly, it’s basically a big slap in the face for me as far as managing a rehab project.
And, if we’re being honest, this one is a LOT bigger of an undertaking than we initially thought it would be.
But, before I spill more details, let’s tour the place we’ve donned the Beechwood Flip, for the simple fact that it’s located on Beechwood Ave.
As a treat, some of these photos even have sophisticated mark ups to give you an idea of what needs to be done. I promise they were not drawn by a 3 year old, it’s all me.
Living Room: demo all paneling (and therefore plaster and walls to studs) and closets, new hardwood flooring, new trim and casings, add new closet, salvage door (needs repair and paint), salvage newel post, drywall, paint, etc. etc.
Dining Room/Kitchen: Open wall from kitchen to dining room, demo everything, move light fixtures, close kitchen door to back, widen DR door to back and build steps, light fixtures, new cabinets, new counters, new appliances. Total re-do.
There is an addition in the back of the house that is currently accessed by the passway through the kitchen. The addition was formerly a porch, and so that passway was an exterior door through the exterior wall. We’re going to be adding a 4th bedroom to the back room and moving the access point from the kitchen to the dining room. We’ll need to build new steps and demo more of the exterior wall in order to do that, as well as close up the current opening in the kitchen. Lots. Of. Work.
Back Room/Addition: This room has some problems with the foundation so we need to bring in the big guns to pour an entirely new (well, there isn’t one as is at all) along the perimeter of the structure. This is going to require building a temporary wall to support what’s there while we cut the current studs, saw cut a portion of the concrete, excavate 3 feet down along the perimeter, pour concrete, and secure the new sill plate and cut studs to the new footing. That’s all before any pretty stuff like flooring, drywall and paint. Woof!
From there, we’re moving the location of the stairs as I mentioned before to the current dining room opening (will need to be widened and opened to the floor). We’ll build a small landing with stairs coming off of it along the wall of the bathroom. We’re also adding a 4th bedroom back here, which will consist of building a wall and closet, and changing out the existing exterior door with a window. The full bath with get new mechanics and cosmetic upgrades. We also need a new slider in place of the existing french doors to the back yard.
Are you still with me?
Basement: The old owners had built a room down here that is completely moldy and unusable. We’re tearing everything out to a blank slate, and making it look clean with paint. Our new mechanicals will be down here, as well as a laundry area that will be cleaned and spruced up.
Onto the upstairs!
Upstairs (3 Bedrooms, Hall): I don’t think I’ve mentioned yet but there is drop ceiling EVERYWHERE. It’s actually in good condition, but it’s all coming out for obvious reason. Also, most of the rooms in the house are crappily paneled, so out that comes too. Just demoing this place is a job and a half.
In the landing/hall we’ll be installing hardwoods and sprucing up the linen closet. Each bedroom will be standard (the front bedroom will actually be vaulted so it will feel much bigger!) with drywall, paint, trim, light fixtures etc.
Upstairs Bath: Ugh, total total gut. Everything will be new, and we are reconfiguring the layout. The bathtub will be along the back wall with the window, with toilet and vanity on the left wall. True story, there was animal poop in the bathroom before demo (TMI? Probably).
Once it’s all said and done we will have a 4 bedroom, 2 full bath home that is completely updated with brand new everything. The plan is to add some small touches like board and batten, functional areas, tile features, staging and a gorgeous kitchen all that go with the craftsman era and style of the house in order to (hopefully) get this thing sold quickly.
As I said in a previous post, I plan to be completely honest with the highs and lows of this project. I think it’s helpful for you guys to know the truth rather than have me sugar coat what’s really been tough. It’s been a bit stressful already, but we’ve remained really optimistic and I am genuinely excited to get it going.
Next up is demo, and you’ll be thankful to have this post to reference because once I show you the demoed photos you will question if it’s even the same house!