Rehab estimation explained
Rinsed's rehab estimate combines listing photos, description language, year built, and satellite condition data into a room-by-room cost breakdown. It's not a contractor's bid, but it's accurate enough to anchor an offer.
Condition tiers
Every property gets classified into one of five tiers based on photo and description analysis. The tier sets the baseline rehab cost per square foot, then adjustments are applied for specific issues.
- Light cosmetic — paint, carpet, fixtures (~$15-25/sqft)
- Medium cosmetic — kitchen and bath updates (~$30-45/sqft)
- Heavy cosmetic — full kitchen, bath, flooring, paint (~$50-65/sqft)
- Full rehab — systems, structural, finishes (~$70-90/sqft)
- Full gut — down to studs (~$100-150/sqft)
Room-by-room breakdown
The total is broken out by room and system: kitchen, bathrooms, flooring, paint, roof, HVAC, plumbing, electrical, foundation, exterior. You'll see which line items were flagged and which were assumed.
Photo analysis
MLS listing photos are scanned for visible damage — outdated cabinets, water staining, deferred maintenance, exterior wear. Each detected issue adds to the estimate with a specific dollar amount.
Description analysis
The listing description is parsed for renovation language. Phrases like 'recently updated kitchen' or 'new HVAC 2023' reduce the estimate. Phrases like 'as-is' or 'investor special' increase it.
Maintenance signals
If photos and description suggest ongoing maintenance — a clean roof on a 1970s home, recent HVAC, new water heater — the engine downgrades short-lifespan items so you don't double-count repairs that aren't needed.
When to add a buffer
Rinsed estimates assume retail rehab pricing. If you're a wholesaler quoting a buyer who has a crew, your buyer's actual cost will be 20-30% lower. If the property is older than 1970, add a 10-15% buffer for surprises.