You’re looking at a classic high-ROI play here. By moving away from the "as-is" foreclosure condition, you're positioning this property to hit the top end of the market. Based on 1,655 sqft, here’s how the math shakes out for your pocket:
| Upgrade Project | Estimated Investment |
| :--- | :--- |
| Modern Kitchen (Cabinets, Granite, Backsplash) | $15,000 - $18,000 |
| Bathroom Tile & Refresh (2 Baths) | $8,000 - $11,000 |
| LVP Flooring & New Bedroom Carpet | $9,000 - $11,000 |
| Total Estimated Spend | $32,000 - $40,000 |
With a purchase price of $179,900 and a ~$40k renovation, your all-in basis is roughly $220,000. Market data shows 4-bedroom comps in Northern Hills topping out near $250,000. That’s a healthy $30k equity cushion right out of the gate.
From a tax perspective, these aren't just repairs—they’re capital improvements. They’ll increase your cost basis, which helps lower your capital gains tax when you eventually sell.
If you decide to hold this as a rental, these premium finishes allow you to target the $2,400–$2,800 monthly rent range rather than the neighborhood floor. High-quality LVP and granite are also durable, meaning lower maintenance costs and less "tenant-proofing" later. It’s a smart, calculated move.
4402 Grantilly St, San Antonio Investment Report: Flip & Rental Analysis · Frontflip