RUDD PROJECT JOURNAL
Day of Closing November-2022
These pictures were taken the day Superior Henderson closed on the property. To maximize RTO, the strategy was to rehab the duplex Unit 2 first because it required the least amount of reconstruction to finish. Once completed, the unit would be leased for rent while rehabilitation on the remaining property could continue.
December-2022 Rehab of Unit #2 begins
The floor plan of Unit #2 remained original. Zoning regulations prevented the expansion of the footprint of the structures on the property. However, the kitchen was remodeled to a more aesthetic design. Surprisingly, the mechanicals were in great shape, but new windows, an AC compressor, and plumbing reroutes were installed.
Unit #2 was completed around Christmas-2022....BUT...
...Tragedy Struck
Christmas Eve 2022, an unusually cold weather pattern hit the South East bringing temperatures in the area to minus 15 degrees at night. These low temperatures caused a pipe to burst. The water damage was severe and the interior decor which was restored just days ago, had to be gutted and refinished again. This setback cost over $6,000.00 and 3 weeks of additional work.
February-2023 Water Damage is repaired and recovery work on Unit #1 begins
Unit #2 is consigned to a 1-year lease
Rehab of Unit #1
April-2023 Unit #2 rehab is complete and Construction begins on 3206 Rudd Ave
The Duplex is now complete and fully leased. An additional 2nd full bathroom was added to the master bedroom. A closet was added to the 1st bedroom, and the ceramic tile was extended throughout the rest of the unit. After paint and other cosmetic repairs, the new unit was transformed from a 2-bedroom, 1-bathroom to a 3-bedroom, 2-bathroom unit.
To maximize potential R-O-I, The floor plan was changed several times during the rehab which caused additional delays. Additionally, the general contractor failed to follow codes and regulations during the framing process. He was subsequently terminated. But delays in acquiring variances and permits in retrospect inevitably caused 4 months more in delays. Fortunately, a new contractor was hired to finish the project in November 2023.
May-2024 3206 Rudd Avenue is now complete
3206 Rudd Avenue was finally completed in May 2024. From a shell of a building to a stylish 4-bedroom 2-full bath home. This unit was also immediately leased the moment the exterior doors were painted.
