Rehab Cost Estimator for Real Estate Investors
Getting rehab costs wrong is the fastest way to kill a wholesale deal or lose money on a flip. Here's how to estimate repair costs accurately — even if you've never swung a hammer.
The 4 Rehab Levels
Before running any numbers, categorize the property by rehab level. This sets your baseline estimate:
| Level | Description | Cost / Sqft | 1,400 sqft Example |
|---|---|---|---|
| Light | Paint, carpet, cleaning, minor fixtures | $8–$15 | $11k–$21k |
| Medium | Kitchen/bath refresh, HVAC, roof repair | $20–$35 | $28k–$49k |
| Heavy | Full kitchen/bath gut, new systems | $40–$65 | $56k–$91k |
| Gut | Down to studs — everything replaced | $75–$120+ | $105k–$168k+ |
Room-by-Room Cost Breakdown
For more precision, estimate by room or system. These are national averages — costs vary significantly by market (rural Midwest vs. coastal cities).
Kitchen
| Item | Budget Range |
|---|---|
| Cabinet repaint / reface | $1,500–$4,000 |
| New cabinets (stock) | $4,000–$10,000 |
| Countertops (laminate) | $800–$2,000 |
| Countertops (granite/quartz) | $2,500–$6,000 |
| Appliances (basic set) | $1,800–$4,000 |
| Flooring | $1,500–$4,000 |
| Plumbing (sink, disposal) | $500–$2,000 |
| Full kitchen gut & redo | $15,000–$40,000 |
Bathrooms
| Item | Budget Range |
|---|---|
| Cosmetic refresh (vanity, toilet, fixtures) | $1,500–$4,000 |
| Full bath remodel (tile, shower, vanity) | $5,000–$15,000 |
| Master bath gut & redo | $10,000–$25,000 |
| Add a bathroom | $15,000–$35,000 |
Major Systems
| System | Replacement Cost |
|---|---|
| HVAC (full replacement) | $5,000–$12,000 |
| Roof (asphalt shingle, 1,500 sqft) | $7,000–$16,000 |
| Electrical panel upgrade | $2,000–$6,000 |
| Full rewire (older home) | $8,000–$20,000 |
| Plumbing (main line / full repipe) | $4,000–$15,000 |
| Water heater | $800–$2,500 |
| Foundation repair | $5,000–$30,000+ |
Cosmetics & Finishing
| Item | Budget Range |
|---|---|
| Interior paint (full house) | $2,000–$6,000 |
| Carpet (per room) | $400–$1,200 |
| LVP flooring (full house) | $4,000–$10,000 |
| Hardwood refinish | $2,000–$6,000 |
| Doors (interior, per door) | $150–$400 |
| Windows (per window) | $300–$900 |
| Landscaping / curb appeal | $500–$5,000 |
The Budget Buster Items
These are the rehab items most wholesalers underestimate or miss entirely on a walkthrough:
- Foundation issues. Even small cracks can balloon to $20k–$50k in repairs. Always get a structural engineer's opinion before locking up a property with visible foundation problems.
- Knob-and-tube or aluminum wiring. Insurers often require full rewires. Budget $10k–$20k.
- Mold. Visible mold in a bathroom is one thing. Mold behind walls from a slow roof leak is another. Remediation can run $5k–$30k.
- Septic vs. sewer. Septic systems that need replacement can cost $10k–$25k and catch investors completely off guard.
- Permits. Some markets require permits for even cosmetic work. Budget time (weeks) and money ($500–$5,000) if you're in a strict jurisdiction.
Add a Contingency Buffer
Experienced flippers build in a 10–20% contingency on top of their estimated rehab. If you think it'll cost $40,000, budget for $44,000–$48,000.
As a wholesaler, you're passing the rehab to your end buyer — but your MAO calculation still needs to be accurate. If your rehab estimate is $10k too low, your buyer will figure it out and either renegotiate or walk.
Quick Formula: Rehab to MAO
Once you have your rehab estimate, plug it into the MAO formula:
Example: ARV $200,000 · Rehab $45,000 · Fee $12,000
MAO = $130,000 − $45,000 − $12,000
MAO = $73,000
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