A Holladay seller hired us 5 weeks before their target listing date. Mid-century ranch, 2,400 sq ft, original 1960s build with 1990s kitchen remodel. Goal: maximum offer price with minimum scope.
The home at intake
- Address area: Holladay (near Knudsen Park)
- Build year: 1962, with 1994 kitchen remodel
- Size: 2,400 sq ft, 4 bed / 2.5 bath
- Estimated value range pre-prep: $625K-$675K
- Days to listing: 35
Walkthrough findings
Our 45-minute walkthrough surfaced 18 items. We sequenced into 3 priority tiers.
Tier 1 — must do (cosmetic + inspection risk)
- Drywall touch-ups: 9 spots across 4 rooms (doorknob holes, picture hangers, nail pops)
- Whole-home paint refresh — Sherwin Williams Pure White, eggshell
- Kitchen cabinet hardware swap (32 pulls + khonest, dated brass → brushed nickel)
- Primary bath faucet + showerhead replacement
- Powder room faucet replacement
- 5 GFCI outlet installs (kitchen + 2 baths + garage)
- 4 smoke + 2 CO detector replacements to current code
- Front entry light fixture swap (dated 1990s brass → modern matte black)
- Toilet wax ring reset on powder room (visible movement at base)
Tier 2 — high return cosmetic
- Deck restain (south-facing, last stained 2022)
- Front porch pressure wash
- Driveway pressure wash
Tier 3 — skipped per our recommendation
- Kitchen counter replacement ($8,500 estimate, return ~$3K — bad ROI)
- Master bath tile replacement ($6,000 estimate, return ~$2K — worse ROI)
- New garage door ($3,200 estimate, return ~$1.5K)
Scope + execution
- Drywall + paint: 2.5 days
- Plumbing fixtures: 1 day
- Electrical (GFCIs, detectors, fixture): 1 day
- Exterior (deck stain, pressure wash): 1 day
- Total execution: 6 working days, completed 28 days before listing
The numbers
- Drywall + paint: $3,180
- Cabinet hardware (including hardware cost): $385
- Plumbing fixture replacement (3 fixtures + parts): $645
- Electrical (5 GFCIs, 6 detectors, 1 fixture): $785
- Toilet wax ring reset: $195
- Deck restain: $580
- Pressure wash (driveway + porch): $245
Total scope: $6,015
The result
- Listed 28 days after work completed (per the original target)
- Listed at $689K
- 12 showings in first weekend
- 5 offers within 4 days
- Accepted offer: $716,000 ($27K over ask)
- Inspection report flagged 3 minor items, buyer requested no credits
- Closing went smoothly, no escrow renegotiation
Pre-listing repair ROI math
Comparable homes in the same Holladay neighborhood without pre-listing prep sold at $620K-$650K in the same window. The $6,015 spend likely returned $50K-$70K in incremental offer + protected closing value.
Roughly 8-12x return on pre-listing investment.
Want similar results? Call or text (801) 895-2084 for a free walkthrough. We come look at your home, build the prioritized punch list, give you a written estimate. No upsell. No pressure.
Related: 12 Highest-ROI Repairs · Complete Pre-Listing Repair Guide · More case studies
Note: Customer details anonymized for privacy. Scope details, costs, and outcome data are representative of an actual Holladay walkthrough completed in 2026.