Illustrative Demo Property · fictional properties · demo imagery · no MLS listing data
Projects proposed from this house's own photos, priced three ways. Tick what you'd actually do — the all-in price updates as you go.
What can I get for…
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Drag to auto-pick the projects that fit — must-dos first, then best return per dollar.
Built 1979: carry a 10–15% contingency on top of any selected scope — houses this age hide conditions no photo shows.
Your timeline
Systems & structure first · ~6 wks
Install Central Air Conditioning · Replace Oil Storage Tank & Environmental Remediation
Livable during workSeen in the photos: Photos show window AC units in bedrooms (photo 9) and a portable unit visible elsewhere; assessor confirms 'ac: none'. Baseboard heating visible (photos 18-19) means no ducting infrastructure exists. This 3,900 sqft home has zero central cooling—a critical gap for any buyer in 2026.
Mid-range: Full two-zone ducted system: basement and main-floor return plenum, separate supply lines to upper and lower floors, programmable thermostat with two independent dampers; cools entire house evenly; much better comfort and resale appeal; standard for a home this size.
Seen in the photos: Photo 18 shows a heavily rusted oil storage tank in the basement—major corrosion visible, orange/brown discoloration, appears original 1979 vintage. No permit record on file. Oil-fired baseboard heat is the primary heating source (assessor confirms). Tank this age is an environmental and structural liability at closing.
Mid-range: As above, plus minor soil remediation (excavate 100-150 cubic yards of contaminated soil, backfill with clean fill); covers most spill scenarios; environmentally compliant; adds 2-3 weeks timeline.
Seen in the photos: Photos 5-7 show original 1979 kitchen—laminate counters (honey-beige, worn edges), harvest-gold appliances (coil-top electric range, frost-free fridge), honey-oak wood cabinetry, dated green/olive tile backsplash, no island, cramped work triangle. Functional but visibly stuck in era; no modern prep space or layout flow. Essential for resale competitiveness.
Mid-range: Semi-custom cabinetry (birch or white maple, better joinery), quartz countertops (durable, low-maintenance), mid-range stainless appliances (better finishes, 10-year warranty), integrated LED under-cabinet lighting, small 4-6 ft island with bar seating, modern subway or hex-tile backsplash, new hardwood or porcelain flooring; strong resale appeal; comfortable to cook in.
Seen in the photos: Photos 10-11 show primary bath with original 1979 fixtures—brown tile walls and tub surround, single pedestal sink, dated chrome fixtures, small mirror, no separate shower enclosure, window AC unit installed in window (space heater workaround for missing AC). Visibly dated; no en-suite feel or modern luxury.
Mid-range: Dual-sink vanity with quartz countertop, separate glass-enclosed shower with subway-tile walls, soaking tub or tub/shower combo, modern brushed-nickel or matte-black fixtures, heated floor mat, LED mirror and recessed lighting, updated exhaust fan; luxe but not excessive; strong resale appeal.
Seen in the photos: Photos 12-13 show a smaller secondary bath with original 1979 brown/rust tile, dated fixtures, cramped layout. A third bath also visible with similar vintage finishes. Both are functional but visibly original; updating them improves overall appeal and competitive positioning.
Mid-range: Paint or partial re-tile (tub surround and floor), replace vanity with new sink and countertop, upgrade to chrome or brushed-nickel fixtures, new LED lighting, updated exhaust fan, new mirror; noticeably fresher and modern.
Seen in the photos: Photos 1-2 and 20-21 show extensive decking with visible moss, algae staining, weathered gray wood (appears original cedar), and unclear structural integrity. Multiple levels of composite or wood decking visible; condition suggests deferred maintenance. Deck safety is uncertain without inspection.
Mid-range: Structural repairs plus full refinishing: inspect/repair structure, replace 20-30% of worn surface boards, power-wash, apply premium exterior stain (cedar tones or gray weathered-look), add deck lights or simple railings if needed, minor cosmetic updates; looks refreshed and is safer.
Seen in the photos: Photos 1-2 show weathered vertical cedar siding throughout the house, now a silvery-gray from UV exposure and weathering. No visible rot or major damage, but finish is deteriorated and the exterior reads as aged/neglected. Refinishing or restaining is essential for curb appeal and protecting the wood from further damage.
Mid-range: Power-wash, thorough rot inspection and repair, sand/brush weathered surface, two-coat application of premium semi-transparent stain or solid-color sealant (7-10 year durability); looks refreshed and is well-protected; strong curb appeal.
What order to do it in
PHASE 1 (Systems & Structure): Begin with central air conditioning retrofit and oil tank replacement/remediation. These are the two hardest blockers to sale and must be permitted and inspected. AC ductwork can run while other trades (drywall, electrical) work elsewhere. Oil tank removal should happen first (2-3 weeks for environmental clearance), then AC installation begins. Sequencing: (1) Environmental assessment of oil tank, (2) Tank removal/soil remediation, (3) AC design and ductwork installation. These can overlap slightly but order them to clear environmental permits first. PHASE 2 (Core Rooms—Kitchens, Baths, Living Spaces): After systems are rough-in complete, proceed to kitchen and bathroom remodels. Kitchen is the highest-ROI project; start there once AC ductwork is done (so you're not cutting through new ducts). Primary bath follows kitchen (plumbing can be coordinated). Secondary baths can run in parallel with kitchen or be deferred to Phase 3 if budget is tight. Deck repair and cedar siding refinish can start during interior remodels (they are exterior and non-blocking). PHASE 3 (Cosmetics & Optional): Cedar siding refinish and minor finishes (paint, hardware, landscaping touches) happen last, after all interior trades have cleared. Deck refinishing ideally finishes before listing, as it is a key curb-appeal element. Order: (1) AC + Tank (weeks 1-6), (2) Kitchen (weeks 5-9, parallel with tank/AC end), (3) Primary Bath (weeks 8-11), (4) Secondary Baths (weeks 11-13, can overlap with siding/deck), (5) Deck & Siding (weeks 6-14, exterior, non-blocking). Total time: 14-16 weeks (3.5-4 months) if all projects run sequentially with some overlap. Contractor coordination is critical to avoid idle time and permit conflicts.