From Crusty to Cash Flow: The Backstory of This $72K Flip

house flipping case study, profitable real estate flip, before and after renovation

You ever walk into a house and immediately smell regret?

That was this property — a three-bed, two-bath in a solid working-class neighborhood just outside the city. Original carpet from 1984. A kitchen that hadn't seen daylight since the Clinton administration. And a bathroom that looked like a crime scene from a low-budget detective show.

Perfect.

Because while most people ran screaming, we saw what matters: solid bones, a great location, and comps screaming potential. The house was underpriced by nearly $50K for the area, mostly because no one wanted to deal with the mess. But that mess? That’s where profit lives — if you know how to clean it up strategically.

We didn’t fall in love with the charm. We ran the numbers.
We knew that with the right upgrades (not a full gut), a smart timeline, and a laser-focused resale plan, this crusty little house could become a clean, move-in ready cash generator.

This wasn’t a “dream flip.” It was a math-driven, margin-focused opportunity — and we pounced on it.

Up next: the exact numbers — what we paid, what we spent, and how we cleared $72K in 90 days.

The Numbers: What We Paid, What We Spent, What We Made

house flip budget, flip profit breakdown, ROI real estate

Let’s skip the fluff and get straight to the juicy part — the numbers. Because in flipping, feelings don’t matter. Margins do.

Here’s the breakdown of this 3-month profit play:

• Purchase Price: $225,000

• Rehab Costs: $52,000

• Holding & Closing Costs: $11,000
  (includes insurance, utilities, loan interest, taxes, title fees, etc.)

• All-In Total: $288,000

• Resale Price: $360,000

• Net Profit: $72,000

That’s $72K in profit, post-closing, post-holding, post-contractor headaches. Not gross fluff — actual walk-away money.

This flip wasn’t flashy. There were no imported tiles or champagne faucets. It was about smart decisions, a clean finish, and understanding what the market actually wanted.

Want to gut-check your own deal?
Here’s a simple question I always ask (and you should too):

Would you flip this?

• Can you buy at 70% of ARV minus rehab?

• Can you finish under budget and on time?

• Can you resell quickly at market value?

If not? Pass. If yes? Plan it, run it, flip it.

The Rehab Game Plan (And Where We Didn’t Blow the Budget)

renovation plan, flipping strategy, cost-effective upgrades

Let’s be clear — this wasn’t a gut job. It was a surgical, ROI-focused renovation built to attract the right buyer without lighting our budget on fire.

Here’s what we tackled:

• Kitchen: Kept the original layout, replaced cabinets with budget-friendly shaker style, added new laminate counters, subway tile backsplash, and stainless steel appliances. Cost? Just under $9K — and it looked like a $20K upgrade.

• Bathrooms: Swapped out the vanities, light fixtures, and mirrors. Reglazed the existing tubs instead of replacing. New LVP flooring and fresh tile where needed. Clean. Modern. Budget-friendly.

• Floors & Paint: Ripped out old carpet and laid luxury vinyl plank throughout. One neutral paint color (greige — always a winner) on every wall. Simple and cohesive.

• Curb Appeal: Power washed the exterior, added fresh mulch, cleaned up the walkway, painted the front door. Spent $1,500 and added instant perceived value.

• Systems: HVAC was solid. Roof had five years left. Plumbing needed a small fix (spoiler: it got bigger — more on that in the next section).

What we didn’t do:

• Move walls

• Redo the layout

• Add high-end finishes

• Over-personalize anything

Big win? We DIY’d the demo and saved about $2K. But for everything else, we brought in licensed pros. No late-night YouTube tutorials. No “maybe I can figure it out.”

The goal wasn’t luxury — it was livable, lovable, and market-ready.
And it worked.

The 3 Challenges That Almost Killed the Profit (And How We Solved Them)

flipping mistakes, flip renovation problems, house flipping lessons

No flip is ever smooth. If someone tells you otherwise, they either haven’t done it… or they’re lying to sell a course. We had our share of “oh crap” moments — and any one of them could’ve shredded our $72K profit if we hadn’t handled them fast and smart.

Challenge #1: The Hidden Plumbing Surprise
What we thought was a minor drain fix turned into a full-blown sewer line repair.
Original estimate: $800.
Final invoice: $4,200.
The pipe was corroded and collapsed under the slab. Did we panic? Nope. We pulled from the 15% contingency fund we’d baked into the budget — which is why you always have one. That one move saved the deal.

Challenge #2: The Contractor Delay
Our flooring guy ghosted us for 10 days in the middle of the install. Why? He overbooked himself and prioritized a “bigger job.”
We didn’t just sit around. We had a vetted backup crew from the start. Called them in, paid a little more, got it done. We lost 3 days total instead of 2 weeks.
Lesson? Always have Plan B people on standby.

Challenge #3: The Low Appraisal Curveball
We listed at $369K expecting a $365K sale. The buyer loved it.
The appraiser? Not so much. He came in at $355K.
Instead of freaking out, we got comps pulled, challenged the report with proof of upgrades, and negotiated the buyer up to $360K — with a small seller credit.
Net loss? $5K off the dream number. Still landed well above target.

The key takeaway? Flips go sideways. The question is: do you have the structure to fix it — or do you fold?
We stayed flexible, focused, and profit-minded the entire time.

How We Sold in Under 7 Days (And Why the Staging Mattered)

staging to sell, flip resale strategy, quick home sale tips

Here’s what most flippers get wrong: they treat the sale like an afterthought. But the truth is, how you sell is just as important as how you renovate.

We didn’t just toss it on the MLS and hope for the best — we staged the exit just like we staged the living room.

Step 1: We Priced to Move, Not to Flex
Could we have listed at $375K and hoped for a unicorn buyer? Maybe. But we weren’t chasing ego — we were chasing profit.
We listed at $369K, slightly above what the comps supported but still competitive enough to drive urgency. It worked.

Step 2: Professional Photos, Strategic Staging
We brought in a stager for under $1,200. Clean furniture, neutral accents, and just enough personality to make it feel like home — not a flip.
Then we hired a pro photographer who understood angles, lighting, and selling emotion. The result? The house popped on Zillow, Redfin, social media — everywhere.

Step 3: Marketing Blitz
We didn’t rely on the listing agent to do all the heavy lifting.
We:

• Posted on Instagram + Facebook with before-and-after photos

• Sent it to our buyers list and investor network

• Hosted a “pre-list sneak peek” open house for buzz

• Had our agent hit the ground with targeted outreach

Result?
First showing within 24 hours.
Multiple offers by Day 5.
Under contract on Day 6.
Closed in less than 30 days.

Lesson: Presentation isn’t fluff. It’s a conversion tool. And in a flip, speed equals profit.

What We’d Do Differently Next Time (AKA Real Lessons Learned)

flipping lessons, first flip advice, real estate investing strategy

Even when a flip nets you $72K in 90 days, there are always lessons — and we took notes. Because the only thing worse than making a mistake is making it twice.

Lesson #1: Start Contractor Scheduling Sooner
We waited until after closing to lock in start dates with trades. Rookie move. That 10-day flooring delay? Totally avoidable if we’d confirmed timelines earlier.
Next time: We’ll pre-book trades with estimated start windows while in escrow. That 2-week head start could be worth thousands in holding cost savings.

Lesson #2: Pad More for Inspection Surprises
We had a 10% contingency fund baked in — and we used every dollar of it. Between the plumbing issue and small electrical rewiring, we were too close for comfort.
Next time: We’ll build a 15% buffer on all heavy rehabs, especially on older homes. Peace of mind is worth more than a perfect spreadsheet.

Lesson #3: Negotiate Materials Pricing in Bulk
We bought materials as we needed them. That meant full retail pricing and last-minute Lowe’s runs.
Next time: We’ll create a full materials list before demo ends, negotiate pricing with one supplier, and buy in bulk for delivery. Saves time, gas, and about 15–20% on total materials.

Lesson #4: Stay Strict on Market-Level Renovations
This one we got right — and we’ll double down on it. We didn’t over-renovate. We stayed inside the comps, chose finishes that sold (not impressed our design ego), and focused on return over style. That’s why we sold fast and profitably.

Bottom line? Even the good flips leave room to level up. The key is learning with intention — and applying it fast.

Want to Flip Your First (or Next) House Without Guessing?

flip coaching, real estate investment help, renovation strategy

Let’s be real — this $72K flip didn’t happen because of luck. It happened because of math, strategy, systems, and execution. No winging it. No HGTV fantasyland. Just real numbers and a real plan.

Most rookie flippers lose money because they skip the boring stuff:

• They guess instead of analyze.

• They DIY instead of delegate.

• They over-renovate, under-budget, and forget the exit strategy until it’s already costing them.

That’s why this flip worked — and why yours can, too.

Because here’s the truth:
You don’t need a dozen flips under your belt to make your first one profitable.
You just need one smart deal, one solid plan, and one person who’s been through it to guide you.

So before you go all-in on a fixer-upper…
Before you hire that contractor your cousin recommended…
Before you drop a $30K rehab budget into the unknown…

Let’s build your plan. Together.

Book your FREE Flip Strategy Call with me, and I’ll help you:

• Analyze your deal (or find one worth doing)

• Build a rehab budget that actually holds up

• Create a clear resale strategy

• And avoid the five or six landmines that most flippers never see coming