Exterior Curb Appeal Makeover & Rear Composite Deck Addition

The Investor Scenario & Opportunity

A local real estate developer sourced an off-market deal directly from a downsizing senior homeowner in the Point Breeze neighborhood of South Philadelphia. Located near Washington Avenue and Broad Street, the property occupied a high-demand residential corridor with strong resale activity driven by young professionals and medical staff commuting into Center City.

The seller sought a direct cash transaction without broker fees or staging disruptions to facilitate a swift move into an assisted living community. The seller agreed to a purchase price of $180,000 in as-is condition. Fully renovated rowhouses on neighboring blocks featuring modernized exteriors and outdoor entertaining spaces were trading consistently near $355,000.

The Strategy & Capital Requirement

The primary challenge was balancing speed of execution with portfolio liquidity. The seller required a guaranteed settlement within seven business days to align with retirement community deposit requirements.

At the same time, the investor had capital committed across two active full-gut renovations in Graduate Hospital. To preserve liquid capital for ongoing contractor payroll and material deposits on those active sites, the investor needed a direct lender capable of closing in five business days while funding 90% of the purchase price and 100% of the construction scope.

The Henry Solution (Loan Mechanics & Underwriting)

Hard Money Henry underwrote the loan based on property equity and local sub-market sales comparables. Our underwriting team completed an in-house evaluation of recent Point Breeze sales within 24 hours, eliminating traditional appraisal delays.

We issued a firm commitment letter and structured a $230,250 total loan facility, covering 90% of the purchase price ($162,000) and 100% of the construction budget ($68,250). Construction capital was escrowed and released across four structured draw disbursements as work milestones were inspected. The transaction funded and closed in five business days.

The Financial Win & Outcome

The investor executed a 75-day targeted renovation program. The value-add strategy prioritized exterior curb appeal and private outdoor living space. The developer allocated $18,500 of the $68,250 budget to restore the front brick facade, install custom black lintels, and add accent lighting. Another $16,000 was dedicated to constructing a private composite rear deck off the kitchen.

The remaining funds covered an open-concept interior main floor, kitchen cabinetry with quartz countertops, and modern bathroom finishes. Creating prominent exterior visual appeal and outdoor dining space generated multiple competing offers within five days of market launch.

• Purchase Price: $180,000
• Rehab Budget: $68,250 (Facade restoration, rear composite deck, and interior cosmetics)
• Financing & Holding Costs: $13,500
• Selling Costs (6%): $21,300
• Total Cost Basis & Expenses: $283,050
• Final Sale Price: $355,000
• Net Profit: $71,950

Key Takeaways for Local Investors

• Curb appeal and outdoor amenities drive urban buyer decisions. Investing in high-impact exterior facades and private rear decks sets properties apart from standard interior-only rowhouse flips.
• Direct seller acquisitions require rapid execution. Partnering with a lender who guarantees closing in five business days allows investors to win private off-market deals without competitive bidding.
• Escrow funding protects active job site liquidity. Structuring 100% renovation debt maintains liquid reserves across multiple simultaneous developments.

Planning a rowhouse fix and flip or facade renovation in Philadelphia? Submit your property address at hardmoneyhenry.com/apply for a 24-hour commitment letter.