Dallas, TX SFR (5 bed / 4 bath, 3,330 SF): ARV $1,099,900 with a 41% discount below ARV at a $649,000 ask. Flip spread projects $284,333 profit for a 35% ROI.
Unheard of for Lakewood - 5 bedrooms, 4 baths - with the big-ticket items already taken care of - kitchen, master bath, and laundry. Just needs some landscaping, a backyard living space, and a few finishing touches on the inside (like flooring) to bring it all together. Estimating $85K-$100K in updates and under 60-day rehab. Check out the comps. Remodeled homes south of Lover's Lane go for $350-$400++ per square foot. The county shows 3,300 sq ft but needs to be independently verified.
Flip case: Comps-backed ARV $1,099,900 against a $649,000 purchase price creates immediate equity (41% below ARV) with an estimated flip margin of 26%. That pencils to $284,333 in projected profit and a 35% projected ROI.
Rental case: Estimated market rent is $6,125/month, projecting $654/month in cash flow with a 7.6% cap rate and 6% cash-on-cash return (assumptions: 20% down, 7% rate, 30-year amortization, 20% expenses, 8% vacancy; 4 rent comps used).
Condition/value-add: Light Rehab with a $75,000–$100,000 repair estimate range—positioned to capture the full $1.10M ARV. Refinish the original hardwoods in the front half, replace the other flooring in the back half with hardwoods to match, new tile in the bathrooms, new carpet in the bedrooms estimated at $25K. Paint and drywall repair front half only estimated at $7K. Update landscaping / two outdoor living spaces estimated at $45K. Contingency of $8K-$23K.
Cash buyers preferred with a quick close; buyer to verify all property details and underwriting assumptions.
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