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"TFA Tuesday" featured article: Get Excited about a Lower-End Model.. -- True Freedom Achievers' Weekly Newsletter -- where you get Top-Notch Info & The Best Deals! 

True Freedom Achievers, LLC
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It's "TFA Tuesday": True Freedom Achievers' Weekly Newsletter -- Where you get Top-Notch Information & the Best Deals! 


Get Excited about a Lower-End Model...:

By: Mike Lima 

We all love to see the spectacular, high end remodels, using products like marble, Cantera, & ForzaStone. But let’s face it, those materials just aren't practical or cost effective for most houses. For homes with ARV of around $125k or less, or for most Rentals, it is often most prudent to use more modest materials such as formica countertops, ceramic tile, and lower end cabinets.
 
So resist the urge to put granite in an $80k neighborhood. Don't lay hardwood floors on a lower-end rental where they are sure to get scratched up within a year or two. Sure, it’s always nice to remodel your properties to a standard where you would be comfortable living in them, but that’s usually not the right choice in lower-end areas.
 
Sometimes you'll hear phrases such as “keep the emotion out of it.”  Well, that’s true to some extent, but emotion is good, even vital, for successful renovation projects. Be excited about your remodeling projects! Manage them with gusto, knowing that you are improving the residence with the appropriate care to make a good home for the next residents. But don't confuse that with blindly making every remodel a Taj Mahal, particularly if it’s in a lower priced neighborhood.
 
Here is a kitchen in a property my company bought and remodeled some years ago:



As you see, this kitchen was as spartan as it gets. Our job wasn't to make it amazing, but rather to make it nicer than most, but not all, of the homes in that neighborhood. With a budget of $2.5k, we got to work with lower end but nice new cabinets, formica countertops, simple faux-stainless cabinet knobs, an inexpensive sink/faucet, and some decent used appliances.
 
Our finished product is pictured below. You’ll never see it in Architectural Digest, but it is exactly what was needed for that particular rental project. We placed some grateful tenants in the property, who loved all the new remodeling we had provided, and then we sold the property to a buy/hold investor as a turn-key rental. Not spectacular, but effective…



Conclusion: As you look to remodel your rentals and fix/flip properties, it is important to keenly determine what products and quality is appropriate, and what is frankly too much. Provide a good value for the money, but don’t overspend and sacrifice profit just for the sake of having the nicest house on the block.


Real Estate Humor:


 

Featured "Pin" of the Week:



Quote of the Week:

Featured Homes
(Click on Orange Boxes Below for our Full Inventory):

Featured Property #1: Exclusive Hillside North Central Phoenix Lot!!
PRICE REDUCED!!!


10004 N 1st Dr., Phoenix 85021
Price: $127.5k

                         

Cross streets: Central & Dunlap 
  • Lot = 6,651 s.f. 
  • APN: 159-54-057
  • Taxes:  $966.84/yr. (2013) 
Features/Amenities: 
  • Breathtaking 360 Views of the Valley
  • 6,651SF Lot Ready to Build your Dream Home!
  • Best Lot in a Private Gated Community
  • Front and Back to Mountain Preserve
  • 4 Doors Down is Listed for $799k!!
  • Rare!! You Won't Find Another One Like This for Sale at this Price Point
Deal Structure - OFF-MLS, Traditional Sale; Vacant Land $3k Non-Refundable Earnest Money to secure
Access - Drive By To View - Call or email for access

Property #2: Coronado Historic District, Red Brick Fix/Flip with Tons of Equity!    PRICE REDUCED!!!


1436 E Monte Vista, Phoenix 85006
Price: now just $210k    ARV: $325-350k

                         

Cross streets: 16th St. & McDowell Rd.
  • 3/2 but can convert Family Room into new Master Suite
  • 1,883 s.f.
  • Lot = 7,444 s.f. 
  • Built 1950
  • APN: 117-18-040
  • Taxes: $1,569.96/yr. (2013) 
Features/Amenities: 
  • Original Historic Features include:
    • Milk/Dairy Box
    • Mailbox/Slot
    • Beautiful Red Brick (not painted over like some homes)
    • Original Architecture and Charm!
  • Large Bedrooms
  • Nice Curb Appeal
  • Long Driveway
  • Demo mostly completed already
  • Easy Freeway Access
Deal Structure - Off Market; $3k Non-Refundable Earnest Money to secure
Comps:
  
1417 E Coronado  sold $325k on 6/25; 1517sf
  2025 N 11th St     sold $320k on 5/30; only a 2/2 with 1511sf
  1230 E Almeria Rd sold $273k on 3/12; only 1446sf (we remodeled & sold this one)
 
 1446 E Monte Vista sold $274k on 4/1; 1459sf + 518sf detached guest house


Repairs: Needs ~$40k of remodeling/updating. Family Room & bathroom in back of house should be converted into a private Master en suite for max value.

Access
 - Vacant - Call or email for access

Property #3: Big Arcadia Home for Fix/Flip in Great Location!!
 


3621 N Kachina Ln., Scottsdale 85251
Price: $349k     ARV: ~$550k

                         

Cross streets: 64th St & Indian School 
  • 4/3 + Office
  • ~2,807 s.f.
  • Lot = 12,511 s.f. 
  • Built 1951
  • APN: 130-06-101
  • Taxes:  $1,836.24/yr. (2013) 
Features/Amenities: 
  • Big house in Great Arcadia/Scottsdale area
  • Scottsdale Address
  • Huge Lot with Mature Landscaping
  • 2 A/C units; A/C blows cold
  • Living Room, Family Room, Office, Kitchen, plus 4 BRs & 3 Baths
  • Mature Pecan & Pear Trees
  • Irrigated Lot with Green Grass!
  • RV Gate
  • Large Cement Pad in back, by alley
  • Great Location, Walk to Valley Ho; close to Old Town
Repairs: Needs typical remodel for an older home that hasn't been recently updated; ~50k to reach ARV.

Deal Structure - OFF-MLS, Traditional Sale; $3k Non-Refundable Earnest Money to secure
Access - Vacant - Call or email for access

Property #4:  2 Tonopah Land Deals!! 10 Acres for $20k & 17.78 Acres for $35,560!!

Front  Front  
10 Acres in Tonopah, 85354 
$20k (only $2k an Acre!!) Off-Market!!

        
_________________________


17.78 Acres in Tonopah, 85354 
$35,560k (only $2k an Acre!!) - Off-Market
           

10 acres & 17.78 acres, West from Phoenix to exit 81, North on Salome Rd 9.5 miles to Eagle Eye Rd S 7.1 miles right to property. Great Investment Property!

Cross-streets: I-10 and Camelback Road
  • Land - 10 Acres & 17.78 Acres
  • APN: 506-21-002E  - 10 Acres
  • APN: 506-20-022E  - 17.78 Acres
Features/Amenities: 
  • South of 1-10 near the Eagletail Mountains
  • No HOA

All Deal Structures - Traditional Sale; Off-Market. $3k Non-Refundable Earnest Money to secure

Access - Vacant Land


Property #5: 11.2 Acres - Perfect for a Ranch Getaway!
PRICE REDUCTION!!

Front
39450 W Buckeye Rd, Tonopah, 85354 
$33.6k (only ~$3k an Acre!!) - Off-Market

           

5 contiguous parcels totaling 11.2 acres, on SEC of Buckeye Rd and 395th Ave.
Great Investment Property or Ready to Build on!

Cross-streets: Winterberg Rd & Salome Hwy.
  • Land
  • APN's: 506-44-103-H
  • 506-44-103-J
  • 506-44-103-K
  • 506-44-103-L
  • 506-44-103-M
  • Taxes:  $479.38/yr. (2013) 
Features/Amenities: 
  • Power & Phone are on the North Property Line
  • Traditional Sale
  • Ready to Build on
  • Gravel Roadways
  • Fenced on one side
  • Corners are Marked with PVC Poles and Orange Ribbons
  • No HOA

All Deal Structures - Traditional Sale; Off-Market. $3k Non-Refundable Earnest Money to secure

Access - Vacant Land

Property #6: Almost Move-In Ready 2010 Build Beauty on a Corner Lot with Equity in Tolleson!!


4217 S 73rd Dr., Tolleson 85043
Price: $158k     ARV: $210k

                         

Cross streets: 75th Ave. & Broadway 
  • 5/3/2cg
  • 2,230 s.f.
  • Lot = 9,228 s.f. 
  • Built 2010
  • APN: 104-55-154
  • Taxes: $1,287.34/yr. (2013) 
Features/Amenities: 
  • Great Floor Plan
  • Spacious Master Suite
  • Large Corner Lot next to Park
  • Custom Tile in Master Bath
  • Split Floor-Plan
  • Private Entry off Master Suite
  • RV Gate
  • Almost Move-In Ready Condition
Repairs: Needs Carpet Cleaning and Touch-Up only

Deal Structure - OFF-MLS, Traditional Sale; $3k Non-Refundable Earnest Money to secure
Access - Vacant - Call or email for access

Property #7: Great Buy/Hold Cheapie Across from Park with Great Mountain Views!


2735 E Mobile Ln., Phoenix 85040
Price: $33.8k

                         

Cross streets: 32nd St & Roeser Rd      
  • 3/1
  • 864 s.f.
  • Lot = 4,975 s.f. 
  • Built 1970
  • APN: 122-55-144
  • Taxes: $218.90/yr. (2013) 
Features/Amenities: 
  • Mountain Views
  • Across from Park
  • Needs Complete Remodel
  • Easy Freeway Access
Repairs: Needs Complete Remodel

Deal Structure - OFF-MLS, Traditional Sale; $3k Non-Refundable Earnest Money to secure
Access - Vacant - Call or email for access
 

 

Property #8: Upgraded Home in Historic District Close to Central Ave and Downtown Phoenix!  Click for info on N. Encanto Historic District
PRICE REDUCED!!!


1614 W Thomas Rd., Phoenix 85015
Price: $145k     ARV: $200k

                         

Cross streets: 15th Ave. & Thomas Rd.              
  • 3/2/2cg
  • 1,625 s.f.
  • Lot = 7,710 s.f. 
  • Built 1941
  • APN: 110-32-126
  • Taxes: $1,039.32/yr. (2013) 
Features/Amenities: 
  • Granite Counter Tops
  • Granite Fireplace
  • Large Bedrooms
  • Premium Slate Tile Throughout
  • N Encanto Historic District
  • Across from Encanto Golf Course
  • Huge 2 Car Garage
  • Custom Fireplace
  • Fresh Paint
  • Newer Roof and AC
  • Retail Condition
  • Stainless Appliances
  • Just Buy and List (or move in)!!
Deal Structure - OFF-MLS, Traditional Sale; $3k Non-Refundable Earnest Money to secure
Access - Vacant - Call or email for access

Property #9: Fix/Flip this cool Ralph Haver House in great location by 12th St & Glendale Ave.
PRICE REDUCED!!!


1132 E Northview Ave., Phoenix 85020
Price: $279.5k     ARV: ~$400k+

                         

Cross streets: 12th St. & Glendale Ave.
  • 3/2/2cg w/ Diving Pool
  • ~2,000 s.f. (Bigger than County Records!)
  • Lot = 9,692 s.f. 
  • Built 1955
  • APN: 160-20-055
  • Taxes:  $1,664.04/yr. (2013) 
Features/Amenities: 
  • Storied “Ralph Haver” home with unique & sought after architecture
  • Excellent location in residential community
  • Diving Pool in good condition
  • Large Yard
  • Big house with plenty of room to add Office
  • Large Family Room with Fireplace
  • Un-Remodeled houses selling for low $300-320k; get $400k+ for nice remodel
Repairs: Needs typical remodel for an older home that hasn't been recently updated; ~40k to reach ARV.

Deal Structure: OFF-MLS, Traditional Sale; $3k Non-Refundable Earnest Money to secure
Access - Vacant - Call or email for access

Property #10: Fantastic West Valley Property on a Corner Lot!
NOW VACANT!!  PRICE REDUCED!!!


7815 W Elm St., Phoenix 85033
Price: $91k     ARV: ~$140k-$145k
PRICE REDUCED!!!

                         

Cross streets: 75th Ave Camelback Rd.
  • 3/2/1cp
  • 1,669 s.f.
  • Lot = 7,240 s.f. 
  • Built 1978
  • APN: 102-20-685
  • Taxes:  $685.60/yr. (2013) 
Features/Amenities: 
  • Addition was a 2 car garage conversion- very well finished, looks like part of original house! That takes actual sf to 1669sf
  • Nice Corner Lot
  • Vaulted Ceilings w/ Nice Wood Beam in Living Area
  • 2 Fireplaces
  • RV Gate
  • Newer Roof
  • Newer AC
  • Large Covered Patio
  • Good Sized Backyard with Mature Trees
  • Great Location, Close to Everything!!
Repairs: Paint, Carpet, Some Drywall Repair on Ceiling from Water Stain, Minor Items.

Deal Structure - $3k Non-Refundable Earnest Money to secure
Access - Now Vacant - Ready to View - Call or email for access

Property #11: Walk to Old Town Scottsdale from this Fix/Flip Deal with Equity
PRICE REDUCED!!!


2641 N 71st St., Scottsdale 85257
Price: $163k   ARV = $250k+ after enclosing back patio
PRICE REDUCED!!!

                         

Cross-streets: Scottsdale Rd & Thomas Rd.
  • 3/1
  • 960 s.f. with massive cement pad to add 2nd bath & ~340 s.f easily
  • Lot = 8,489 s.f. 
  • Built 1954
  • APN: 129-01-060
  • Taxes:  $597.06/yr. (2013) 
Features/Amenities: 
  • 1300 sf after enclosing back patio which is ~340 s.f.
  • Great Scottsdale Location
  • Huge Lot on a Cul-De-Sac
  • Camelback Mountain Views from Backyard
  • Custom BBQ & Backyard Fireplace
  • Granite Countertops in Kitchen
  • Stainless Steel Appliances
  • Nice Tile and Wood Flooring Throughout
  • Great Upside especially w/ s.f. Addition
Deal Structure - $3k Non-Refundable Earnest Money to secure

Comps:  (all within 1 mile & sold within 6 months. Subject has larger lot than ALL of these.)
This shows that $200/sf is very attainable.  Once the cement pad on the back of the subject is enclosed as a Master Suite, you would have a 4/2 with 1300sf x $200 = ~$260k.    
     6510 E 5th St -- sold 309k on 5/23; only 1113sf, has pool but still sold for $278/sf.
     3239 N 70th St -- sold 350k on 5/7; 1304sf + guest house; OFF-MLS sale for $268/sf
     6731 E 2nd St -- sold $250k on 7/1; 1113sf sold OFF-MLS at $225/sf
     7630 E Osborn -- sold 289k on 2/21; pool & 1602sf per owner; sold for $208/sf
     7753 E Pinchot -- sold 250k on 1/31; 1311sf per owner, at $191/sf
     6750 E Lewis  -- sold 220k on 2/12; only 1106sf and not a great remodel; $199/sf
     6827 E 5th St -- sold 219k on 5/7; only 1101sf at $199/sf
     7625 E Catalina -- sold 220k on 5/8; only 1131sf at $195/sf


Access - Vacant - call/email for access

Property #12: Gilbert Home with SELLER FINANCING -- Perfect for your Owner Occupied Buyer!
Front of Home
1315 S Riata St., Gilbert 85296
Price: $214k with $39k down and $175k seller financing at
6.25% on 30 yr amortization (monthly P&I payment $1077.51)
 
                         
Cross-streets: Lindsay & Ray Rd.
  • 3/2/2 car Garage 
  • 1,648 s.f. 
  • Lot = 5,419 s.f.  
  • Built 1996
  • APN: 304-24-419
  • Taxes:  $1,284.34/yr. (2013)
Features/Amenities: 
  • Move-In Ready
  • Fresh Paint & upgrades
  • Beautiful green grass
  • Fireplace
  • Vaulted Ceilings
  • Park and Greenbelt just 1 block away
  • Mature Shade Trees
  • Great Split Floor Plan 
  • Open Kitchen/Living Room Area
  • Excellent neighborhood
Deal Structure - Traditional Sale. $3k Non-Refundable Earnest Money to secure
 
Access Vacant - Call or email for access


Click the link below to view other homes that are available. 
 
      
 
-Mike Lima

Freedom Achievers, LLC
True Freedom Achievers, LLC
cell 602.538.7331
fax 602.801.2694

Mike@MikeLima.com
www.TrueFreedomAchievers.com


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-- Freedom Achievers & True Freedom Achievers are in the business of acquiring properties and wholesaling to investors or end buyers.  We acquire the properties through a variety of sources.
-- All prices are net to Seller;  Buyer pays all closing costs. Prices are based on quick closing of 7 days or less, unless otherwise indicated. 
-- Buyers are responsible for their own due diligence.
-- Properties are sold As-Is condition. 
-- Freedom Achievers & True Freedom Achievers do not own all of the properties that it offers.  Some of the properties it has an equitable interest in, and in such cases it is offering to sell such interest so that the Buyer can purchase the property.

-- Transactions are closed through a Title/Escrow Company, with Buyer receiving a title insurance policy.

 
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