Property Description:
This 1,747 sq ft block home on a 10,500 sq ft lot in Pine Hills is priced at just $219,000 — well below market — and offers a strong upside with a clean cosmetic rehab. With roof, AC, plumbing, and electrical all reportedly in good shape (just budget for a panel swap), this one’s more about the finishes than the systems.
🛠️ Cosmetic Rehab — Most Majors Already Handled
The layout works, the space is there, and with just $50K (+/-) in renovations—think kitchen, baths, flooring, paint, and some windows—you’re looking at a quick in-and-out project. Some simple landscaping in the huge yard will go a long way on resale.
📈 What the Comps Say – Recent nearby sales suggest a conservative ARV of $330K, with higher-end potential depending on finish quality:
📊Financial Breakdown:
Closed Comparable Sales (Most Weight)
| Address | Sq Ft | Sale Price | $/Sq Ft | Beds | Baths | Notes |
|---|---|---|---|---|---|---|
| 5205 Cortez Dr | 1,309 | $288,000 | $220 | 4 | 2 | .08 mi – very close, similar age |
| 1025 Ferndell Rd | 1,220 | $240,000 | $197 | 3 | 2 | Slightly smaller |
| 1712 Lake Lorine Dr | 1,819 | $335,000 | $184 | 3 | 2 | Very similar size and layout |
| 2011 N Hastings St | 1,376 | $310,000 | $225 | 3 | 2 | Smaller, strong price |
| 2090 Ashland Blvd | 1,949 | $347,000 | $178 | 4 | 3 | Similar size, newer build |
| 1629 Daly St | 1,344 | $275,000 | $205 | 4 | 2 | Lower end, slightly older |
| 5953 Bolling Dr | 1,478 | $275,000 | $186 | 3 | 2 | Very similar scope to subject |
Average $/Sq Ft of Relevant Solds:
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Take top 5 best matches (similar size, 3/2, age range, within 0.6 miles):
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$220 (Cortez)
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$225 (N Hastings)
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$205 (Daly)
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$186 (Bolling)
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$184 (Lake Lorine)
Avg: ~$204 per sq ft
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Apply Avg $/Sq Ft to Subject:
→ 1,747 sq ft × $204 = $356,388
🛑 Reality Check
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The listed pending comps like 5711 Bolling ($305K at 1,336 sq ft) and 1527 Hernandes ($299K at 1,440 sq ft) support $208–$228/sq ft in asking price.
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But your property is larger, meaning lower $/sq ft on resale is expected unless finish quality is high.
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Conservative investors often cap ARV slightly below peak to leave margin.
✅ Recommended ARV Range
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Low-end ARV (modest finishes): 1,747 × $185 = $323,195
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Realistic ARV (standard flip finish): 1,747 × $190–$195 = $331,930–$340,665
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High-end ARV (excellent finish, best buyer): 1,747 × $200–$205 = $349,400–$358,135
🔎 Final ARV Estimate: $330,000–$340,000
This lines up with your original estimate of $330K, though if you finish well and time the market right, $340K–$345K is not out of reach.
📍 Located in a High-Activity Pocket
With a flood of pending sales and multiple closed comps under 0.6 miles, this neighborhood is moving — and your square footage gives you a leg up on the finish line.