RedLine Deal Intelligence Report™

Tier 3 – Full Evidence Package (Sample)
Investor Risk & Renovation Intelligence

Confidential – For Investment Decision-Making Only

1. Executive Summary

Property: 4512 Oakwood Lane, Atlanta, GA
Market: Atlanta, GA – Tier 1 Focus
Strategy: Fix & Flip (6–12 month hold)
Inspection Type: On-site + Full Evidence

RedLine Recommendation: 🔴 Renegotiate / Conditional Purchase

High-risk exposure in critical systems; renovation scope exceeds initial budget assumptions.

Snapshot Metrics:

  • Estimated Renovation Range: $88,500 – $108,500

  • Major Risk Level: High

  • Time-to-Repair Impact: 10–14 weeks

  • Evidence Included: Full licensed inspection, sewer scope, mold, radon, pest/WDO, thermography

2. Top Deal Risks (Ranked)

RankRisk AreaImpactNotesRecommended Action1Sewer LineHighMultiple lateral cracks, root intrusion confirmedReplace lateral before close2ElectricalHighFederal Pacific panel, ungrounded circuitsFull panel replacement + rewiring3RoofModerateAsphalt shingles ~18 yrs, some leaksReplace within 12 months4FoundationModerateMinor settlement & crackingMonitor, patch, no engineer needed immediately5HVACModerateOriginal 1998 system, inefficiencyFull replacement recommended

3. Property Overview

  • Year Built: 1998

  • Construction Type: Wood frame, brick veneer

  • Occupancy Status: Vacant

  • Lot Size: 0.28 acres

  • Intended Strategy: Flip

Investor Note: This property requires structural and system upgrades. Timing and budget must be accounted for in acquisition decision.

4. Systems & Structural Analysis

Structural / Foundation

  • Minor settlement cracks in rear foundation wall

  • No active water intrusion

  • Risk: Moderate; monitor for future structural movement

Roof

  • Asphalt shingles aged 18 years

  • Evidence of minor leak near dormer

  • Replacement cost considered in renovation budget

Electrical

  • Federal Pacific breaker panel (hazardous, ungrounded)

  • Inconsistent wiring throughout main floor

  • Lender and insurance compliance issue

Plumbing & Sewer

  • Cast iron lateral with root intrusion and minor collapse

  • Sewer scope confirms partial blockage

  • Full lateral replacement recommended

HVAC

  • Original 1998 system

  • Air handler functional but inefficient

  • Replacement included in budget

5. Environmental & Specialty Diagnostics

  • Mold: Elevated moisture readings in basement; no active growth found (screening only)

  • Radon: 5.8 pCi/L (recommend mitigation)

  • Pest / WDO: Termite treatment completed in 2019; no active infestation

  • Thermography: Moisture intrusion detected in rear wall and around HVAC ducts

Evidence notes included with photos and annotations in appendix.

6. Renovation Scope (By Trade)

TradeScope SummaryBudget RangeSewerFull lateral replacement to street$12,000 – $14,500ElectricalPanel replacement, rewiring$10,500 – $13,000RoofFull replacement with drip edge & flashing$9,500 – $11,500HVACSystem replacement (air handler + AC unit)$8,000 – $10,000PlumbingFixture replacements & minor repipes$4,500 – $6,000InteriorDrywall repair, paint, flooring, kitchen cabinets$18,000 – $22,000ExteriorLandscaping repair, minor masonry$3,500 – $5,000Contingency15% risk buffer$10,000 – $12,500

Risk-Adjusted Total Renovation Budget: $88,500 – $108,500

7. Timeline & Execution Risk

  • Estimated Rehab Duration: 10–14 weeks

  • Long-lead items: Electrical panel, sewer replacement

  • Permit risks: Minor for HVAC, full for sewer and electrical

  • Contractor availability: Medium; confirm schedule early

8. Strategy Fit Commentary

Flip Perspective:

  • Renovation intensive, moderate margin

  • Sewer & electrical must be resolved prior to sale

  • Timing critical to avoid seasonal market impact

Rental Perspective:

  • Durable systems after rehab

  • CapEx required upfront is high

  • Long-term cash flow positive if purchase price is negotiated down

9. Evidence Appendix

  • Licensed Home Inspection ✔ (Full report attached)

  • Sewer Scope ✔ (Video + photos attached)

  • Mold Screening ✔ (Moisture readings + observations)

  • Radon Test ✔ (Mitigation recommended)

  • Pest / WDO ✔ (Past treatment confirmed)

  • Thermography ✔ (Annotated heat/moisture images)

10. RedLine Closing Notes

This Tier 3 report provides comprehensive evidence and actionable insights to support investor acquisition decisions. It is designed to:

  • Reduce acquisition risk

  • Prevent renovation surprises

  • Support lenders and investors with credible, actionable data

Prepared By: RedLine Property Intelligence
Investor Risk & Renovation Intelligence

This report is advisory and intended for decision support only.