The Waffle House: Staging Pics
As a reminder, here is a link to some BEFORE pictures of The Waffle House…
Here are some STAGING pictures of The Waffle House:
Front of House
Living Room
More Living Room
Kitchen
Eat-In Breakfast Area
Dining Room
Master Bedroom
Master Bath Vanity
Master Bath Tub
Guest Bedroom
Office
Main Bathroom
Back Yard
Are those new cabinets or refinished? I have had nothing but trouble with people staining even new cabinets that i’m considering only going with prefinished from here out. If you stained them, what kind of stain/brand/name did you use?
Also, about the countertops – is it that much cheaper to use laminate rather than granite? I get Santa Cecilia for about $37/ft including sinks… what are you paying?
Hey Brad,
The cabinets are new, as are the countertops. In general, we find that the laminate countertops we use are about 40% of the price of what a reasonable granite would cost us, so it’s definitely worth the savings (also given that granite isn’t expected at the price level where we’re selling houses).
For comparison, the cabinets and countertops in this house (including all the bathroom vanities) were about $3000 (which includes deliver and installation).
What cabinet co do you use? Custom local or national brand? Also, just curious, what are you paying approximately for install of cabinets and hardware?
Brad,
We use a local supplier who gets cabinets from a local manufacturer. Generally, measuring, ordering, delivery and install are about $600-700 for a typical house, with the actual cabinets being $2500-3500.
Way to go…great job!!
Another incredible house and staging job. Good stuff.
I love the wall color you chose. I do tire of the general orangy “flipper beige” seen on a lot of flips seen online and in my area. Looks like this house had that color when you bought it.
This color seems much softer/more inviting, and just nice. Not so “hey this is a flip house like Armondo does”
Is this the same color you’ve been using for awhile, or a new one?
Shane –
The color is Realist Beige (Sherwin Williams #6078). We played around with a lot of different interior colors early on, but settled on this one around House #10. We’ve used it on every house since then!
Thanks for that 🙂 This might not be the right place to ask, but how to y’all (your wife) determine exterior colors? I’ve noticed some usual flipped beige, and some other colors as well on different houses.
Thanks Again
Hey Shane,
For exterior colors, I don’t think my wife has any particular system. She’ll see a house that she likes and at some point she’ll try those colors on one of our houses. Because we do the same finishes over and over on all our houses, exterior colors is one of the few places where my wife gets to use her creativity…
From looking at my area and DOM locally as well as your DOM, I think a good case could be made that the dark beige with white trim and Red door just aren’t going to sell quickly anymore. That color scheme has worn out its welcome, and color, even minimal like this house, is back in style when tastefully done. Several NICE rehabs in my area with that dark beige/white/red exterior paint, are still sitting…
Great job as usual!! Does your wife shop at big lots for some of her staging stuff? A couple of the pictures in the staging pics look like some pics are bought. I love their stuff and at great prices!!!
I think you’re right Shane. The high contrast look with the bright white trim is definitely played out. The really tasteful high end homes have no white exterior trim – anywhere.
Also, we pick a color that’s in the brick or the mortar and not one that contrasts sharply.
Could you speak a bit more about how you got your deal on the cabinets? I’ve done some research and can’t find close to those prices. How would you recommend one going about finding similar cabinets for comparable prices in other areas?
If you suggest cold calling local cabinet makers, what questions should I be asking?
thanks,
Bill
Hi Bill –
Somehow I missed your question when you posted it…sorry about that!
I use a local cabinet supplier who works with several different manufactures. He does all the measurements, ordering, delivery and installation for us, so it’s basically a one-stop shop that just requires me to make a phone call at the beginning of the project. Here are some suggestions for finding something similar:
1. Ask other investors. If you attend your local REIA, you’ll no doubt meet other rehabbers, and I’m sure a couple of them know good cabinets suppliers in your area.
2. Visit local kitchen and bath stores. Oftentimes, they’ll deal in some lower-end lines (or at least know of some) that will fit your budget.
3. Visit your local big box store (HD or Lowes) and try to dig up some of the cabinet contractors who are buying their cabinets there. While you probably don’t want these cabinets, these contractors most likely deal with other manufacturers and may be able to point you in the right direction.
Worst case, pick up the phone book and start calling around to some cabinet companies until you find someone who has a product you like at a good price. Then ask them to put you in contact with one of their installers.
thanks for the reply. I had been checking back periodically and had almost given up on a reply. In looking at your before and after pics, I find the cabinets to be one of the most dramatic changes you make and am impressed at the price you can do it.
I’ve somewhat poked around my at my local REIA group (which in my opinion is not too good considering the size of my city). Based on your comments above and another post you made on BP, I have a couple of cabinet makers that I plan to contact for quotes.
Hi J, Great job (as usual!)
Did you add the garden tub or was it already there? (The fixtures look like they have to be new…)
I sympathize for those above with questions regarding cabinets. I live in the ATL area as well and I’m working on my first remodel (I’ve rented out my properties for the past 7 years) and I have to say that the kitchen cabinets and bathroom vanities would have to be the area that I fear getting ripped-off the most in.
Keep up that great work!
Chad M.
PS. I may have to give your wife’s staging business a call soon! I definitely think that’s your “ace up the sleeve” in this business.
How come you decided to replace the cabinets in this house instead of painting them? They looked like they were in pretty decent shape just dated oak.
Hi Terri,
The cabinets were in very good shape, but this kitchen was so small (and there were so few cabinets) replacing them was very inexpensive, and it only cost a little more to replace them than it would have to paint them all — from a financial perspective, it was worth the little bit of extra money to be able to market them as all new.
For what it’s worth, there was some debate, and my wife would have preferred to have just painted them.