27th Street: Value Add, Rocks Aren't Bad

So, I've been doing this house flipping thing for 10 years. But, your mind doesn't know that. Your mind just thinks, "Hey! I can't move away from Cincinnati. What about my business!? What about my people!?" But then one winter you are FED UP. You're moving to Phoenix. So we did.

I've already talked about that. But, let me tell you about the first house I tackled. It was the perfect house for my first desert flip. Not too big, not too small. It didn't need an addition like so many homes here "need". No pool. Not much in the way of desert landscape. The budget wouldn't allow for it. 

So, that leaves the fun stuff. Mid-century modern has a greater presence than where I'm from and I was excited to infuse some into this boring, drab ranch. Behold the exterior before:

A typical person might think, "Ew that's dirty." The investor thinks, "Value add!" Turn that carport into a garage! Boom. 

This is one of the easiest things to do to a home and gain lots of brownie points. The only problem was the two bedroom windows in the carport. The front bedroom was easy. Just take it out, there is another. This was actually better for that bedroom because now there was one wall without a door or window obstruction. Helpful when you want to have a bed somewhere! The back bedroom, however, had only one window and it was in the carport. Thanks to my contractor, Pace's quick thinking, we decided to make the new garage more shallow on the right side and move the window further down the wall. The new window is in the back of the house behind the garage now. A car still fits the shallower space, it's just not as deep as the other side of the garage. And, because of this jog in the wall, we were able to put a door to the back from the inside the garage which can be seen in the next photo.

In the back behind the garage where the new window now sits, there is still roof overhead. This gave us an opportunity to have a secluded covered patio. If you are looking in the before picture through the carport, the new patio sits where the old fence once lived. Check out the new space.

Also in the back was about a billion square feet of dirt. 

I would have loved to turn this into a desert oasis, but the monies said NO. So, we did what we could to make it a clean blank slate. I know, I know. It's a lot of rocks. "We" do that here. You get rocks or you get pretty interior. Take it or leave it.

Continuing on around the house to the back door, was a serious lack in entertainment area unless you consider the beat up grill and more dirt. So, some dollars went toward a simple patio with a simple pergola. Honestly, there were no funds for this. This was a "splurge" in the sense that it was not "necessary", but I knew it was important to have something break up all the rocks. The pergola was a modern take on the traditional sense of one. I borrowed this idea from a home I saw around town.

My original idea was to have fabric woven in between the slats of the pergola and big bulbed lights strung criss cross across the dealio. The truth is I ran out of time, money and energy. This isn't like your home where you can tinker around with a room for months before you get it just right. As soon as the paint dries and the cleaning crew is gone, it's a mad dash to move in half a house full of furniture and decor. I didn't even wait for them to be done cleaning really. I barged in and unloaded my things. Everything has to be ready with in a day or two in order to get the photographer their time. To source fabric, pay for it and then have to remember a staple gun AND STAPLES. Guh. NTY. So, new owners...do that to that pergola. It will be great.

Swinging back around to the front, I loved making this house bold, like nothing else on the street.

The colors were jarring to me at first with the dark walls and the bright trim, but once the grass had grown in and the front door was painted, all was well. A lesson in patience. Big picture, people.

There you have it. A rundown ranch home transformed into a mid-century-ish sparkly new ranch home. I hope this post helps to understand the thought process behind how a house gets flipped and the many decisions that are made behind the scenes! It's not easy to make some judgement calls but we do our best to make a great new home for the new homeowner.

Details:

  • Exterior wall colorSW Urbane Bronze
  • Front door color: Dunn Edwards Skipping Stones
  • Trim color: Behr Ultra White
  • Door Hardware: Kwikset Milan in Black 
  • Potted Container and cactus: Home Depot terracotta painted gray
  • House numbers: Home Depot
  • Pendant Light: Wayfair discontinued

 

 

Living Room: Cozy Modern Loft

This one is for me! I'm like the cleaning lady who doesn't clean her own house. I'm the design and renovation chick that doesn't do a dang thing to her own house until now. I have just one house right now, with not much renovation needed. So, I finally have time to work on my own house. Condo, that is. Can you believe I've only painted one room in the place since it was built 7 years ago.

For shame. 

The white walls were comforting for a while, I've got to be honest. With all of the neutral colors I was putting in the other houses, I kinda learned to appreciate the blank canvas. I also just couldn't commit to anything. One month I wanted this, the next that. What to do? Finally, this year I decided to put a design board together so I could get it together once and for all. 

Before

Ok this is embarrassing. Don't judge. 

Modern Loft Before

Yes, that's a baby gate in the fireplace. We can finally take it out with only a slim possibility that my 2 year old will dive in headfirst to play with the rocks. Yes, that's a monitor on top which we plug our laptops in to play shows and movies. Look, we've been traveling ok? We sold everything we owned a few years ago and just never committed to putting a home back together. Get off my back. I'm working on making this place more legit!

Anyhow, we're keeping the rug bc it hides lots of little kid droppings like broken crayons, trail mix, you name it. It's like the cave of lost things. A keeper. The couch can go. It's lame. Maybe we'll even get a real TV.

GASP!

Moving on. 

The Plan

 

Some of these things we already have. This is the good thing about making a design board. It can include things you already have and want to keep, just add the rest of the stuff to coordinate. This way you can see it all together rather than trying to imagine it all working out. For instance, the rug, the coffee table, the maps and the artwork are already things we own and like. The concrete ceiling and the fireplace are parts of the room and cannot be changed but will play a part in the design. As for the rest...

  1. Sofa: We need something that is more modern can fit in the small room and is comfortable. A couch should be, no? Otherwise, what's the point?
  2. Chair: The Eames lounge chair is a dream. I want it and have wanted it for a while. I'm a sucker for vintage, mid-century modern. Preferably the chair I find is the real deal, in good condition and the leather is nice and warn in for me. 
  3. Plants: This place is filled with hard spaces. The ceiling, pillars and floors are all concrete and the entire east wall is steel and glass. We need a little nature up in here. 
  4. Charcoal Gray Accent Walls: I love that most of the condo has white walls. It's bright, airy and different than any of the homes I renovate. I do think it needs a little bit of color, though. I know gray is probably not a color. Oh well. It's happening. I'm going to paint the walls behind the sofa and fireplace Behr Evening Hush. I may also take it to the fireplace wall, too. 
  5. Barn Wood Accent Wall: This may or may not happen. I'm up in the air about wood accent walls at this point. I love them, but they are EVERYWHERE. I think it might warm up the space a little but am hesitant about spending the money. If I do go forward with it, it will be installed on the fireplace wall which extends to the second floor and into the loft bedroom. 
  6. Accents: The rest of the items are a throw blanket and some plants. The room needs some life and warmth so these will just round out the edges. And who wouldn't want to pick some fruit straight off their own potted tree? Duh.

That's it for now. It's a small room with a lot going on structurally and height wise so I don't want to clutter it with too much else. I'll update you as I update the room. First, paint. Woo! 

Want your own design? Click that box, yo.