hello, builder/ investor here.
Figure your total remod(materials+labor)
Then figure your holding costs(taxes, utilities, maint)X your expected holding time.
Add those figures up and see how they compare with the recently sold properties in the area with the same sqft,and features.(bedrooms, baths, and lot
Ignore realtors claimed values a stick to recently sold props only. Market value is what your after, not opinions.
Always stick to favorites...I go in this order:
5.Curb appeal eyesore removal(yard, bushes, etc)
Cosmetics can add up fast when applied to whole house and some like to add their own colors anyway.
I just bought one for 145 cash, put 60k in it, in materials only, aside from the granite counters(3200)
Its worth 250 now, but you gotta have the 60 on hand or your stuck not selling.
You gotta figure your hold times out before proceeding to dump cash into it.
Kitchen I would
-scrape up linoleum
-pour self leveling
-tile or acid epoxy coat directly to self leveling
- gut dropped ceiling
-patch n sand bad spots
-paint pipes an ceiling
-remod cans(check for compliance to fire code- you don't want hot cans covered in insulation, or too small of a compartment)
If your cabinets look good, clean and minwax them, update hardware/handles
check interior conditions, fix as required.
If you do tile countertops, stick to the biggest tile you can find for minimal grout lines/ bacteria traps.
You can screw your high moisture cement board right to the counter as is and tile right over.
Check out concrete counter vids if your a diy guy. You can't beat granite for a hassle free finish, if you have 2-4k in the budget imo.
Pre primed trim and base is cheap if you buy in bulk at lowes. use a liquid nails or similar adhesive on the back before installing. I pre mark my
stud locations on 16" before installing so it pulls tight when nailing.
New sink and faucet.
Money is well spent on high end appliances, it will help beat the competition, just don't overspend for the area.
You can tie them into your negotiation price during sale and take to next place, if they come back with a low offer to you. They make the kitchen.
Big hoods are also desirable.
Master Baths, I usually gut and start over with a big walk in shower,vanity, toilet, flooring, paint and mirror.
They want a clean bathroom, especially in an old house.
The most overlooked cost in my project by far was paint, but I did popcorn removal,prime, texture, prime, then paint in 1600 sqft of ceilings,
repainted all trim and walls. It adds up quick.
Like i said, people focus on kitchens, baths and curb appeal. You've gotta get them in the door with price and curb appeal first to see the interior
work and seal the deal.
Work backwards with your area comps and figure out your realistic budget for the remod. Don't get upside down with your total cost and holding costs
vs sales price after negotiations.