How we estimated the 36-43k renovation costs

Estimated Total:

Approximately $36,000 – $43,200 for the entire rehab (both units combined). This budget accounts for modern durable materials (investor-friendly quality), contractor labor, and typical overhead/ contingencies to get the property rent- or resale-ready.
Actual costs may vary based on final material choices, unforeseen repairs, or specific contractor rates, but this breakdown serves as a guideline for the initial scope of work.

Scope & Assumptions:

All estimates reflect durable, rent- or resale-ready finishes — durable and attractive, but not luxury. We assume typical conditions with no major structural surprises.
In addition to the itemized costs shown in the table below (which total $30,000 – $36,000), we have factored in a 20% buffer for any unforeseen overages. This brings the total projected cost range to $36,000 – $43,200.

Item	Location	Scope of Work	Estimated Cost Range
Kitchen cabinets	Downstairs unit	Full replacement with mid-grade shaker-style cabinets (stock/semi-custom). Includes removal of old, install of new cabinets.	$5,000 – $5,500
Kitchen countertops & sink	Downstairs unit	Install new durable countertop (≈20 sq.ft. of laminate or entry-level quartz) with new stainless sink and faucet. Includes fabrication and installation.	$1,500 – $1,800
Kitchen appliances	Downstairs unit	Supply and install new mid-range appliances – refrigerator, freestanding range, and over-range microwave (stainless finish).	$2,500 – $2,800
Kitchen backsplash	Downstairs unit	Install ~15 sq.ft. of ceramic tile backsplash (basic subway tile) for a clean, updated look. Includes materials and labor for tile setting.	$500 – $800
Drywall & wall finishing	Downstairs unit	Install and finish drywall in gutted/unfinished areas: kitchen walls/ceiling, bedroom (complete half-finished drywall), and mudroom. Includes taping, mudding, sanding ready for paint.	$1,500 – $1,800
Interior trim carpentry	Downstairs unit	Install new baseboards and trim in renovated areas (kitchen, bedroom, mudroom) to match existing style. Includes cutting, installing and caulking trim, ready for paint.	$500 – $700
Flooring (LVP)	Downstairs unit	Install ~150 sq.ft. of luxury vinyl plank (LVP) flooring in kitchen and mudroom (durable, water-resistant). Mid-grade LVP material and pro installation (avg. ~$2–$5 per sq.ft. installed ).	$1,200 – $1,500
Flooring (carpet)	Downstairs unit	Install new carpet flooring in bedroom (~120 sq.ft.). Includes medium-grade carpet, 8 lb pad, and installation (carpet install typically ~$2–$8 per sq.ft. ).	$600 – $800
Interior painting	Downstairs unit	Repaint all new/affected areas – prime and paint walls, ceilings, and trim in kitchen, bedroom, mudroom for a consistent finish. Uses neutral mid-grade interior paint. (Painting costs ~$1–$3 per sq.ft. of area on average .)	$1,000 – $1,300
Kitchen refresh	Upstairs unit	Cosmetic update to existing kitchen: keep cabinet boxes, refinish or paint cabinets and add new hardware; install new countertop & sink (replace dated counters with mid-range surface); includes new faucet and minor cabinet repairs as needed.	$2,000 – $2,300
Kitchen appliances	Upstairs unit	Replace old appliances with new mid-grade fridge and range (matching set, standard models). Includes delivery and installation.	$2,000 – $2,300
Bathroom tile work	Upstairs unit	Retile bathroom: Install new ceramic tile in tub/shower surround (~50 sq.ft.) and on floor (~30 sq.ft.) to replace dated surfaces. Includes removal of old tile and installation of new water-resistant backer, tiles, and grout (floor tile ~$5–$17/sq.ft, shower ~$8–$25/sq.ft installed ).	$1,500 – $1,800
Bathroom fixtures	Upstairs unit	Update bathroom fixtures – install new vanity and sink, mid-grade faucet, new toilet, and replace shower/tub fixtures as needed. Also includes a new medicine cabinet or mirror and light fixture for a refreshed look.	$1,000 – $1,300
Flooring (LVP)	Upstairs unit	Install ~300 sq.ft. of LVP flooring in living room, kitchen, and hallway for a cohesive, durable surface. Mid-grade vinyl planks with professional installation (including removal of any old flooring).	$2,400 – $2,800
Flooring (carpet)	Upstairs unit	Install new carpet in 2 bedrooms (~200 sq.ft. total). Includes decent-quality carpet and pad, installed in each bedroom (carpet cost ~$2–$8 per sq.ft. with pad and labor ).	$1,000 – $1,200
Interior painting	Upstairs unit	Repaint entire 2 bed/1 bath unit – walls, ceilings, and trim. Neutral colors, two coats on walls. Includes minor wall prep. (Typical interior painting ranges $1–$3 per sq.ft. of floor space for walls only, more with ceilings/trim .)	$2,000 – $2,500
Window replacements	Both units (as needed)	Replace older wood windows with new vinyl, dual-pane windows for improved efficiency and ease of use. Assume ~4 windows (selected rooms) at ~$500 each, including installation and disposal of old units .	$2,000 – $2,400
Lighting & electrical	Both units	Replace outdated light fixtures with new flush-mount lights or ceiling fans (approx. 6–8 fixtures total). Upgrade/replace outlet and switch plates, install GFCI outlets in kitchen/bath for code compliance. Includes parts and electrician labor.	$1,000 – $1,200
Exterior touch-ups	Exterior	Minor exterior improvements: touch-up painting on trim and doors, minor siding repairs if any, and general curb appeal enhancements (e.g. replace a damaged storm door or light, power-wash siding).	$500 – $700
Permits & inspections	City of Scranton	Allowance for building permits for renovation (covers kitchen remodel, electrical/plumbing updates, etc.) and any required inspections. (Scranton permit fees for remodels are relatively low due to recent reductions .)	$300 – $500
TOTAL			$30,000 – $36,000
Buffer	N/A	Contingency reserve to account for contractor margin, material price fluctuations, minor scope changes, or unforeseen issues during renovation. Applied as a 25% buffer on the $30,000–$36,000 base cost estimate	$6,000 – $7,200
TOTAL (including Buffer)			$36,000 – $43,200