Demo — 4712 Beauchamp St, Houston Heights · Fictional address · No real user data
SAMPLEInteractive Demo
See a Scopebase Estimate
Before You Sign Up
This is the real output — no cherry-picked results, no human editing. A fictional Houston Heights property processed through the same pipeline as paid estimates.
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Sample Property
4712 Beauchamp St
Houston Heights, TX 77009
Single-Family · 3 bed / 2 bath · 1,580 sq ft · Built 1938
Estimated ARV
$395,000
Mid Rehab Est.
$102,200
Overall Confidence
72/100
Location Index
Houston, TX — RSMeans CCI 0.97
Repair Risk Summary
Cost Range & Deal Recommendation
Best Case (P10)
$61,600
If everything goes smoothly
Most Likely (P50)
$82,400
Base case for underwriting
Worst Case (P90)
$110,700
If foundation + plumbing are severe
Repair burden at 26% of ARV is material. Use the foundation and plumbing uncertainty to negotiate a seller concession before closing the option period.
Scope of Work
Line-Item Cost Breakdown
9 line items across 9 contractor trades. Flagged items require on-site verification.
| Contractor | Scope | Low | Mid | High | Confidence |
|---|---|---|---|---|---|
| Foundation | Pier-and-beam leveling, perimeter settlement | $4,800 | $7,200 | $12,000 | low |
| Roof | Full shingle replacement, 22 sq, 30-yr arch. | $8,500 | $10,400 | $13,200 | high |
| HVAC | Replace 3-ton split system, ductwork repair | $6,200 | $7,800 | $9,800 | medium |
| Electrical | Panel upgrade 100A → 200A, GFCI bathrooms | $2,800 | $3,600 | $5,200 | medium |
| Plumbing | Cast-iron drain replacement + re-slope | $3,200 | $5,800 | $9,000 | low |
| Kitchen | Full gut — cabinets, counters, appliances | $18,000 | $24,000 | $31,000 | medium |
| Bathrooms | Primary full gut; hall bath vanity + fixtures | $9,500 | $13,000 | $17,500 | medium |
| Flooring | LVP throughout + tile baths (1,580 sq ft) | $6,800 | $8,400 | $10,200 | high |
| Permits | Structural, electrical, plumbing permits | $1,800 | $2,200 | $2,800 | high |
| Total | $61,600 | $82,400 | $110,700 | ||
2 items flagged for on-site inspection — estimates are indicative only until verified by a licensed contractor.
Evidence & Assumptions
Where Did These Numbers Come From?
Explicitly mentioned in seller disclosure or inspection summary
Sourced from RSMeans 2025 / Houston metro database
Inferred from property age or typical construction patterns
On-site specialist inspection strongly recommended
Confidence Breakdown
What Drives the 72/100 Score?
Most repair items are explicitly named in the seller description
Square footage available; some items (drain extent) are estimated
RSMeans metro pricing available for all major trades
ZIP code resolved to Houston Heights; CCI applied
RSMeans 2025 data; most rates under 18 months old
How to improve this score:
- Attach a licensed home inspection report to provide document-backed evidence
- Confirm HVAC system age to avoid full-replacement assumption
- Request foundation engineer quote to resolve structural uncertainty
Underwriting
Maximum Allowable Offer
Conservative MAO
$152,600
90%+ chance of profit
Standard MAO
$162,800
~80% p(investor return)
Aggressive MAO
$171,400
20%+ ROI at median rehab
Based on 10,000 Monte Carlo simulations. Conservative MAO assumes worst-case rehab at P90 cost. Full methodology in the sample report.
What Scopebase Does
How This Estimate Was Built
Scope Extraction
Upload an inspection report or paste a seller description. Scopebase extracts every repair item, flags ambiguous language, and maps each item to a contractor trade.
Regional Pricing
Unit costs sourced from RSMeans 2025 data and calibrated to your market using city cost indexes. Houston is 0.97× national; Miami is 1.12×; Detroit is 0.83×.
Confidence Scoring
Every line item is scored across scope clarity, quantity precision, pricing data quality, location match, and data freshness. Low-confidence items are flagged for on-site verification.
Probabilistic MAO
10,000 Monte Carlo simulations produce conservative, standard, and aggressive Maximum Allowable Offer prices — each tied to a probability of investor-grade return.
Track Actuals After Closing
Once you close a deal, upload your final contractor invoices to compare against the estimate. Scopebase uses your actuals to improve future estimates for similar properties in the same market.(Sample report — actuals tracking available on paid plans.)
Important Disclaimer
This is a sample report using a fictional property address. No real property data, user data, or private information is displayed. Scopebase repair estimates are screening tools for pre-inspection deal analysis — not final construction budgets or contractor bids. Cost ranges are based on regional pricing databases and may not reflect current local labor markets. Always obtain licensed contractor quotes before committing to a purchase or renovation. See our methodology and estimate limitations for full details.
Ready to run your deal?
Most inspection-report runs finish in about a minute.
Upload your inspection PDF or paste your property description. Scopebase runs the same staged repair-risk underwriting pipeline on your real deal.
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