5532_Joyce_Ann_Dr_Rehab_Estimate_v2.xlsx

	A	B	C
1	DATASIFT REHAB COST ESTIMATOR
2	Property: 5532 Joyce Ann Dr, Dayton, OH 45415
3	Local Pricing: Dayton, OH (Cost Index: 0.82x)
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5	Property Details
6	Square Footage	1,892 SF
7	Bed/Bath	3 bed / 2.0 bath
8	Year Built	1961
9	Property Type	Single Family - Brick Ranch
10	Condition	Dated cosmetic condition. Kitchen and baths need full remodel. Flooring worn throughout. HVAC furnace is new (2024), but A/C condenser is original R-22 unit. Electrical panel is breaker (not fuse), adequate. Roof noted as poor condition. Structure is solid brick.
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12	Comp Reference
13	ARV (After Repair Value)	$265,000
14	Purchase Price	$155,000
15	Bucket A PPSF (Unrenovated)	$125.03
16	Bucket B PPSF (Renovated)	$156.35
17	Renovation Premium	20.4%
18	Market Premium ($)	$59,258
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21	Cost Estimate Comparison
22	Metric	Full Rehab	Wholetail
23	Scope	Full Rehab	Wholetail
24	Finish Tier	Investor-Flip Grade (Tier 3)	Builder to Mid Grade
25	Estimate	63,379	11,358
26	Cost/SF	33.50	6.00
27	Contingency	10%	5%
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29
30	Deal Analysis
31	Metric	Full Rehab	Wholetail
32	ARV	265,000	265,000
33	Purchase Price	155,000	155,000
34	Rehab Cost	63,379	11,358
35	Total Investment	218,379	166,358
36	Potential Profit	46,621	48,642
37	ROI	21.3%	29.2%
38	75% Rule MAO	135,371	N/A
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40
41	Recommendations
42	• Wholetail may offer BETTER ROI than full rehab on this deal. At ~$11K wholetail cost vs ~$63K full rehab, the wholetail route produces similar gross profit ($49K vs $47K) with far less risk, time, and capital deployed. Consider wholetail exit at $205-215K.
43	• Roof needs professional inspection before closing. Inspector rated it Poor (10+ years). Budget $6,000-9,000 for replacement (15-20 squares) if needed — this would be a separate line item above the contractor SOW.
44	• Verify window count with on-site walkthrough. Estimate assumes 15 windows; actual count may be higher (calibration data from a similar deal showed 17). Each additional window adds $550.
45	• The A/C condenser (R-22) MUST be replaced regardless of exit strategy. R-22 refrigerant is no longer manufactured and the system cannot be legally recharged. Budget $2,800.
46	• New furnace (2024) is a strong selling point for either exit strategy. Highlight in listing.
47	• GLA discrepancy between sources (1,652 vs 1,892 sqft). If actual GLA is closer to 1,652, reduce ARV to ~$240K. Verify with Montgomery County Auditor.
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