PORTLAND DEVELOPMENT CASE STUDY
From $449,500 to $699,900.
A classic Portland Dutch Colonial in the Woodstock neighborhood — strong bones and real character that needed disciplined cosmetic investment to reach full market potential.
WOODSTOCK · 3 BD / 2 BA · COSMETIC FIX-AND-FLIP
Purchase Price
$449.5K
Sale Price
$699.9K
Value Increase
+56%
PROJECT OVERVIEW
A Disciplined Cosmetic Flip
3925 SE Franklin St is a classic Portland Dutch Colonial in the Woodstock neighborhood — a home with strong bones and character that simply needed strategic cosmetic investment to reach its full market potential.
The house was acquired in largely sound condition, making this a disciplined cosmetic flip rather than a structural overhaul. The strategy focused on high-impact, visible upgrades: refinished floors, fresh paint throughout, a fully renovated kitchen, two remodeled bathrooms, and a striking upstairs primary suite conversion. The unfinished basement was transformed into livable bonus space, dramatically expanding the home’s perceived square footage.
Because the upstairs was reconfigured to incorporate a full primary ensuite and walk-in closet, the home effectively lives as a 2-bedroom. Pricing was calibrated accordingly — positioned at the top of the 2-bedroom comparable market — and the home sold at full asking price within two weeks of listing.
RENOVATION SCOPE
What We Did
INTERIOR
- ✓Full interior repaint with professional skim coat on walls
- ✓Hardwood floors sanded & refinished to a natural matte finish
- ✓Kitchen fully renovated — new cabinets, quartz counters, stainless appliances, tile backsplash & flooring
- ✓Main bath remodeled with new tile, fixtures, and console sink
- ✓Primary suite conversion: small bedroom transformed into spa-like ensuite with soaking tub, walk-in shower, double vanity & walk-in closet
- ✓New lighting throughout
EXTERIOR
- ✓Full exterior repaint — Dutch Colonial refreshed in slate blue with white trim
- ✓New front porch railing and entry updates
- ✓Landscaping cleanup and lawn refresh
BASEMENT
- ✓Full cleanup of unfinished space
- ✓Framed, drywalled, and painted throughout
- ✓New carpet for a livable feel
- ✓Recessed lighting added
- ✓Columns wrapped and finished — flex space ideal for rec room, home office, or storage
THE TRANSFORMATION
Before & After
Every room was approached with the same question: what will buyers notice, and what creates the most value? See the results below.
Exterior
Before
After
Kitchen
Before
After
Living Room
Before
After
Primary Suite
Before
After
Main Bath
Before
After
Basement
Before
After
THE RESULTS
By the Numbers
Purchase Price
$449,500
Renovation Cost
$95,000
Sale Price
$699,900
Value Increase
+56%
Days on Market
13
Sold At
Full Ask
Gross Profit
~$155,400
STRATEGY & POSITIONING
The Primary Suite Conversion Defined This Flip
The upstairs primary suite conversion was the defining move of this flip. By dedicating a full bedroom to a spa-caliber ensuite — freestanding soaking tub, walk-in tiled shower, double vanity with warm oak cabinetry, and a walk-in closet — the home was repositioned from a dated 3-bedroom into a lifestyle property with a genuine luxury primary retreat.
While the 2-bedroom configuration required strategic pricing relative to 3-bedroom comps, the premium finish level, basement bonus space, and the strength of the primary suite justified placing the property at the ceiling of the 2-bedroom market. Full asking price after 13 days on market confirmed the strategy.
This project demonstrates how targeted cosmetic investment in the right rooms — kitchen, primary bath, and curb appeal — can extract maximum value even without structural changes. A total renovation cost of approximately $95,000 produced over $155,000 in gross profit.
Work With Jordan Snook
Jordan helps sellers prepare homes to maximize sale price through strategic updates, renovation guidance, and buyer-focused presentation.
He also helps buyers identify homes with strong instant-equity potential through smart remodel opportunities, backed by a trusted network for getting work done right and at a good price.
Jordan Snook
Portland Real Estate Renovation Specialist · Works Real Estate
📞Cell: 503-830-4135
✉jordan@pdxworksrealestate.com