This analysis looks at the property from an investor acquisition perspective, assuming the home will require at least $40,000 in renovation work and the investment should produce a minimum profit of approximately $50,000 to $60,000 after reasonable project costs.
Working ARV
Based on the recent Belleair Beach comparable sales reviewed, a reasonable preliminary after-repair value (ARV) for a properly renovated version of the subject is approximately $1,050,000 to $1,100,000.
For planning purposes, this report uses a midpoint resale assumption of $1,075,000.
Investor Cost Model
| Item | Estimated Amount | Notes |
|---|---|---|
| Expected Resale / ARV | $1,075,000 | Midpoint of the current estimated renovated retail range. |
| Renovation Budget | -$40,000 | Minimum assumed repair and renovation budget. |
| Resale Commission / Selling Costs | -$55,000 to -$65,000 | Allows for agent compensation, marketing and seller-side transaction expenses. |
| Holding Costs | -$15,000 to -$25,000 | Taxes, insurance, utilities, lawn/pool care, maintenance and time on market. |
| Purchase / Resale Closing Costs | -$15,000 to -$20,000 | Title, settlement, recording and other transactional expenses. |
| Repair Contingency | -$10,000 | Reserve for hidden or unexpected repairs. |
| Minimum Desired Profit | -$60,000 | Upper end of the stated minimum profit target. |
Recommended Offer Strategy
Opening Offer
Good Acquisition
Walk-Away Area
Why $850,000 Is a Useful Target
A purchase price around $850,000 provides more room for renovation overruns, longer holding periods or a softer resale price than an acquisition near $900,000.
There is also useful market support for this range. One of the strongest recent comparable properties, 109 13th St, is a 4-bedroom home with approximately 2,354 square feet and sold for $850,000 in May 2026. That sale gives an investor a legitimate market-based reason to anchor negotiations around the mid-$800,000s rather than presenting the discount solely as an investor requirement.
Illustrative Profit Sensitivity
| Purchase Price | Estimated ARV | Repairs | Other Estimated Costs* | Approx. Remaining Margin |
|---|---|---|---|---|
| $800,000 | $1,075,000 | -$40,000 | Approx. -$100,000 | Approx. $135,000 |
| $825,000 | $1,075,000 | -$40,000 | Approx. -$100,000 | Approx. $110,000 |
| $850,000 | $1,075,000 | -$40,000 | Approx. -$100,000 | Approx. $85,000 |
| $875,000 | $1,075,000 | -$40,000 | Approx. -$100,000 | Approx. $60,000 |
| $900,000 | $1,075,000 | -$40,000 | Approx. -$100,000 | Approx. $35,000 |
*Other estimated costs combine approximate selling costs, holding costs, closing costs and contingency. Actual costs may differ materially depending on financing, holding period, commissions, insurance, taxes and final repair scope.
Recommended Investor Position
Based on the current assumptions, a disciplined investor position would be to open near $800,000 to $825,000, attempt to acquire the property in the $825,000 to $850,000 range, and treat approximately $875,000 as the practical maximum purchase price.
Before making a final offer, the repair budget should be validated with a detailed walkthrough, especially for roof, HVAC, plumbing, electrical, windows, pool equipment, kitchen, bathrooms, flooring, paint, storm/flood damage and any permitting issues. Any meaningful increase above the current $40,000 repair assumption should reduce the maximum purchase price dollar-for-dollar.
