Scoping an Investor Rehab That Matches the ARV

The most common way a flip loses money isn't a bad purchase. It's a rehab scoped to the wrong house: granite in a laminate neighborhood, or builder-grade finishes in an area where buyers expect more. Here's how we approach scoping a rehab for an investor.

Start from the comps, not the house

Pull the recent sales you're using to set your ARV and look at the photos. What do the top-selling houses in that pocket have?

• Countertop material and cabinet style
• Flooring type (LVP throughout vs. hardwood vs. carpet in bedrooms)
• Number of baths and whether the primary has a walk-in shower
• Fixture finish and lighting

That's the target finish level. Going above it rarely returns the money; going below it can stall the sale.

Separate "must fix" from "makes it sell"

We break every investor scope into two buckets:

The first bucket isn't optional; it will show up in the buyer's inspection. The second bucket is where you tune the budget to the ARV.

Rentals are scoped differently

For a buy-and-hold or BRRRR project, durability beats wow factor. LVP over carpet, semi-gloss paint in wet areas, simple hardware that's easy to replace, and systems that won't generate maintenance calls in year two.

Line the scope up with your draws

If you're using a hard-money or private lender, the scope should be organized the way the lender releases funds. A line-item budget that maps cleanly to the draw schedule means faster inspections and fewer delays waiting on money.

Build in time for permits

Permitting timelines vary across metro Atlanta jurisdictions. Your holding costs keep running while you wait, so factor permit time into the project schedule, not just the construction days.

Investing in metro Atlanta or North Georgia? Send us the address and we'll put together a line-item rehab scope you can underwrite against.