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HOUSE FLIPPING IN ORO VALLEY

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This is the story of  4061 BRAEMORE St. Tucson, AZ

LISTING DESCRIPTION

Pristine condition! This listing has the designer’s touch from two tone paint throughout to carefully chosen flooring and details. Opening the front door is exciting so get ready to enter a large great room perfect for entertaining. Giant kitchen includes quartz countertops, white cabinets, stainless steal appliances and all new fixtures and windows. Living room features a large wood fireplace and second story ceiling heights with back door to fenced in back yard. All new staircase banister leads you upstairs to find 3 large carpeted bedrooms and a bathroom. Don’t miss the details with all new tile surround shower, stylish vanity and lighting. Split floor plan has large master suite located downstairs for extra privacy and includes gigantic walk in closet, private tile surround shower and large two sink vanity. If you like new than come check out our new garage door, all new flooring and windows throughout.

ANOTHER FLIP by  

Acquiring 4061 Braemore St. was exciting and now that we’ve got it on the market, we’d like to share the process with you! This diamond in the rough was on MLS for 45 days at $150,000 as a 4BR/3BA 1,997 sq. ft. home nestled in a quaint neighborhood on the NW side of Tucson near Marana. There were other homes in the neighborhood being fixed up so comps were easy to put together and with 45 days on the market our ‘OFFER LESS’ strategy helped us purchase our new project for $125,000. You don’t know unless you ask!
Now for the hard part…

OFFER LESS STRATEGY
MORE days on market
Possible acceptance of lower offer
Original asking price $150,000
45 day purchase price $125,000

Keys in hand we’ve learned to take the time to make a list of the following items to be save time and money by having those little details ready when we need em’! We can tell you from experience, it’s the little things that get overlooked and can hold up the big things. Not every project needs the same TLC however we always replace interior doors, sockets, light switches, lighting fixtures, and most often windows, to really spruce it up.

 

Measure all your WINDOWS if replacing and do a count.

How many interior doors?  Exterior doors?

Take note of what FLOORING needs to be replaced.

Get a feel for what LIGHTING will need to be replaced or moved.

Are you replacing TRIM in the house?

How many electrical SOCKETS and what kind are they?  

DOORSTOPS for each door are important to protect walls. 

How many SMOKE ALARMS are needed for property?

MEASURE for all bathroom VANITY spaces.

MEASURE for all bathroom MIRROR areas.

Most people enjoy an open floor plan these days, but it’s impossible to achieve those wide open spaces in older homes without taking down a few walls. But not so fast, since some of those walls could be keeping the rest of the house from falling over, it’s important to understand how load-bearing walls work and be able to identify them. It’s not an exact science but a shortcut way to tell if a wall is load bearing is to measure the distance between studs. Typically interior walls that are load bearing have studs every 16 inches instead of the standard 24 inches. When in doubt diy’ers it’s always a good idea to check with an architect, contractor or engineer before picking up that sledgehammer especially when it comes to the integrity of your house.

Soooo…..let’s not break the house. Our wonderful electrician on a previous job set us up with Rojalio, our new contractor. We prefer recommendations in the field of construction. Websites can say a lot and look great but weed down your prospects when looking for the right person for the job. Facebook is a great tool to ask locals if they’ve had a contractor they’ve used and loved. Then get in-person estimates. Several. Mention you’re getting multiple estimates so no one assumes they got the job and therefore will give you their most competitive price. Make sure you work out timeframe and know when your crew plans to start.

All doors and jams
Shower surrounds
Bathroom vanities
All mirrors
Curtain rod holders
Hooks in master bedroom ceiling
Outlet covers
Clean nails in drywall
Shower curtains
All floor tile
All carpet upstairs
All toilets
Structures in backyard
Furniture or other items
Scrape all popcorn ceilings
Kitchen counters
Kitchen cabinets
(we waited to remove garage door until the end of the job)
Demo interior wall in upstairs bathroom 
Demo interior wall dividing entry and dining
Demo interior wall dividing kitchen and dining
Remove breakfast nook exterior wall in kitchen &
replace with flat wall, add window
This is the time to mention any possible problems with asbestos, lead paint; heavy equipment access, underground utilities or a septic system, or any other concerns. Be specific about your plans for the lot (they need to know if you’re going to rebuild) and the condition you want the property in when the demo work is completed.
Today’s best dual-paned windows are about twice as effective at retaining heat and air conditioning as the single-paned units installed just a couple of decades ago so we tend to replace them in every new project we acquire. Homeowners get about 73% of their replacement window investment back when they resell the house, according to the National Association of Realtors’ 2016 Cost Versus Value study. We’re always trying to modernize and simplify the look of our projects so a redesign was much needed on this front exterior. Two sliding windows became one picture window.
Not measuring for a bathroom mirror caused us unnecessary grief and several trips to Home Depot. We chose a neutral and light palette throughout the home so accents like mirrors, the stair banister and kitchen countertops were chosen in black.
We learned the hard way to choose carefully where you want your towel bars and toilet paper roll bar. We left it to the contractor and needed to be changed. When planning your electrical outlets for your lighting, make sure it’s centered! Learn from our mistakes and plan right the first time.

It’s crucial to order your kitchen cabinets SOON, they can take weeks to arrive and time to put together your ideas. Start here right away! With 4061 Braemore St. we were faced with a major design decision in the kitchen. What to do with the awkward breakfast nook and island kitchen counter cluttering things up? It didn’t feel congruent with the flow of the room so we tightened things up a bit. By straightening the exterior wall and adding a window, it allowed us to further open things up and simplify the room. We really like this bathroom. It’s one of our favorite things about this project. The marbled white tile with sparkly stainless accents and cool details throughout make this a showroom. Vanities with drawers give it a more modern touch.The existing bathroom had a very large window inside the master bathtub area. The glass was clear as day too so we decided to restructure the wall by putting in a smaller window and framing up the wall. Consider looking at things differently, what can be taken away? What can be added? Just because that’s how it is, don’t mean that’s how it should be.Vendors and supplies provide a service allowing your business to focus on doing what it does! Vendor and supplier relationships are a crucial and delicate balance between your best interests and the sometimes competing interests of your suppliers. If a relationship where both parties receive mutual benefit than it can provide a competitive advantage. 

1Respect: Relationships are built on mutual respect. If you don’t respect a vendor or supplier than the relationship will be doomed to fail.
2Trust: Trust is a two way street that must be cultivated at all times. Trust becomes important when times get tough.
3Mutual Benefit: Relationships need to provide benefits to both parties. There needs to be enough incentive for both parties to stick together.

 

 

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About The Author
thesocialrealtoraz

With decades of experience building and renovating homes, starting Team Social Real Estate AZ has allowed me to provide the best service to those looking to purchase or sell their home here in Tucson.  We've tracked down the best agents, resources and partners to negotiate the right deal, find the right programs, and get you living where you want!  I've always been a problem solver, a fixer, an active doer, and super social. I would rather call a friend who's an expert than use google. Real Estate is a perfect mix for me of working with people in a constantly changing environment while never running out of problems to solve.  Allow Team Social Real Estate AZ to help you navigate the complex Tucson market and educate you on all that's available! It's easier than you think.

1 Comment

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