Understanding the Repair Estimate Breakdown

The repair estimate is one of the three critical numbers in any wholesale deal analysis, alongside the ARV and the purchase price. Deal Run provides AI-powered repair estimation that analyzes property photos, categorizes needed work into ten standard categories, and gives you a line-item breakdown you can edit, share with contractors, and present to buyers. This guide explains every part of the repair estimate page and how to get the most accurate results.

Uploading property photos

The repair estimate starts with photos. Navigate to the Repairs tab on your deal analysis page and you will see the photo upload area. You can upload photos by dragging and dropping files directly onto the upload zone, or by clicking the zone to open your device's file picker. Deal Run accepts JPEG, PNG, and HEIC formats up to 100 photos per property.

The more photos you upload, the more accurate the AI estimate will be. The system evaluates each image to identify the room or area shown and assess the visible condition of surfaces, fixtures, and structural elements. Here is how photo count affects estimate quality:

• Fewer than 10 photos: Low confidence. The AI does not have enough visual data to assess most rooms. Categories without photos receive market-average estimates based on property size, age, and location rather than actual condition assessment. The estimate will be flagged as low confidence on the results page.
• 15 to 29 photos: Reasonable confidence. Most major rooms and areas are captured. The AI can identify specific issues (dated cabinets, worn flooring, aging roof) in the rooms shown and provide targeted estimates for those areas. Rooms without photos still receive default estimates.
• 30 or more photos: High confidence. With comprehensive photo coverage of every room, exterior walls, roof, mechanical systems, and yard, the AI can provide detailed condition assessments across all ten categories. This is the photo count you should aim for on any deal you plan to market to buyers.

For the best results, take photos of every room from multiple angles, capture close-ups of any visible damage or wear (water stains, cracked tile, peeling paint, HVAC unit labels), and include all four exterior walls, the roof line, and the yard. Photos of the electrical panel, water heater, and HVAC unit allow the AI to estimate the age and remaining life of mechanical systems.

How AI analysis works

After you upload photos, Deal Run processes them through an AI model that performs two tasks. First, it classifies each photo by room and area: kitchen, primary bathroom, secondary bathroom, bedroom, living area, exterior front, exterior side, roof, garage, yard, mechanical systems, and so on. Second, it evaluates the visible condition of every surface and component in each photo, looking for indicators of age, wear, damage, and upgrade potential.

The AI model has been trained on thousands of property photos and contractor estimates. It recognizes common indicators that drive repair costs: laminate countertops that will be replaced with granite, carpet that needs to be pulled for LVP installation, popcorn ceilings, single-pane windows, galvanized plumbing visible in garage or utility photos, Federal Pacific electrical panels, and dozens of other visual cues that experienced rehabbers look for during a walkthrough.

Processing typically takes 15 to 30 seconds depending on the number of photos. When complete, the results page shows you the full breakdown organized by category.

The ten repair categories

Deal Run organizes repair estimates into ten standard categories that align with how contractors and investors typically scope and bid renovation work. Each category contains specific subcategories with individual line-item estimates.

1. Roofing

Covers the roof deck, shingles or tiles, flashing, gutters, fascia boards, and soffits. The AI evaluates visible roof condition from exterior photos and estimates remaining life based on material type and apparent age. If shingle curling, missing granules, or flashing damage is visible, the estimate reflects a full or partial roof replacement rather than just repair. A full shingle replacement on a typical 1,500 sqft home in Texas runs $6,000 to $12,000 depending on pitch and material.

2. Kitchen

The kitchen is typically the highest-cost interior renovation category. Subcategories include:

• Cabinets: Refinishing versus full replacement. The AI looks for style (raised panel, flat panel, oak, thermofoil) and visible damage. Refinishing runs $2,000 to $4,000. Full replacement with new cabinets runs $5,000 to $15,000.
• Countertops: Material upgrade path. Laminate to granite or quartz is a standard flip upgrade at $2,000 to $5,000 for a typical kitchen.
• Appliances: Standard package (range, dishwasher, microwave, refrigerator) at $2,000 to $4,000 for mid-grade stainless steel.
• Backsplash: Tile installation at $800 to $2,000 depending on the area and material.

3. Bathrooms

Covers all bathrooms combined. Subcategories include tub/shower surround replacement or refinishing, vanity and countertop, toilet, tile flooring, mirrors, and fixtures. A full bathroom gut and rebuild runs $5,000 to $12,000 per bathroom. A cosmetic refresh (new vanity, toilet, mirror, paint, fixtures) runs $1,500 to $3,500.

4. Flooring

Covers all flooring throughout the property. The AI identifies current flooring type (carpet, vinyl, tile, hardwood, laminate) in each room and estimates the cost to install the finish appropriate for the rehab scope. Luxury vinyl plank (LVP) is the standard flip-grade flooring at $3 to $5 per sqft installed. Carpet in bedrooms runs $2 to $4 per sqft. Tile in wet areas runs $5 to $9 per sqft.

5. HVAC

Covers the heating and cooling system, ductwork, and thermostat. The AI looks for unit age (from label photos), visible condition, and system type. A full HVAC replacement (condenser plus air handler plus thermostat) runs $4,500 to $8,000 in most Texas markets. If the system is under 10 years old and appears functional, the estimate may include only a service and thermostat upgrade at $300 to $600.

6. Plumbing

Covers water supply lines, drain lines, water heater, and fixture replacement. The AI checks for visible galvanized pipe (common in pre-1980 homes), water heater age, and fixture condition. A full repipe on a 1,500 sqft home runs $4,000 to $8,000. Water heater replacement runs $800 to $2,000. Fixture upgrades across the home run $500 to $1,500.

7. Electrical

Covers the electrical panel, wiring, outlets, switches, and light fixtures. The AI looks for panel brand (Federal Pacific and Zinsco panels are replacement items), visible knob-and-tube or aluminum wiring, and outdated outlet types. A panel upgrade runs $1,500 to $3,000. Full rewire on a small home runs $6,000 to $12,000. Light fixture updates across the home run $500 to $2,000.

8. Paint and Drywall

Covers interior and exterior paint, drywall repair, texture, and trim paint. This category appears on virtually every rehab. Interior paint for a 1,500 sqft home runs $2,500 to $5,000 (professional). Exterior paint runs $2,000 to $5,000 depending on the siding material and home size. Drywall repairs (patches, skim coating, texture matching) run $500 to $3,000.

9. Exterior

Covers siding, brick repair, concrete flatwork (driveway, walkways, patio), fencing, landscaping, and exterior doors. A concrete driveway pour runs $3,000 to $6,000. New privacy fence runs $2,500 to $5,000. Basic landscaping cleanup and fresh mulch runs $500 to $1,500. Siding repair or replacement is highly variable based on material and scope.

10. Windows and Doors

Covers window replacement, interior doors, exterior entry doors, and hardware. Single-pane to double-pane window replacement runs $300 to $600 per window installed. Interior door replacement (slab plus hardware) runs $150 to $250 per door. A new front entry door runs $500 to $2,000 depending on style.

Three rehab scopes

The repair estimate page lets you toggle between three scope levels using tabs at the top of the breakdown. Each scope represents a different renovation strategy with different cost assumptions.

• Cosmetic: The lightest touch. Paint, flooring, basic fixture updates, landscaping, and cleaning. No structural work, no mechanical system replacement, no kitchen or bathroom gut renovation. This scope is appropriate for properties that are functionally sound but aesthetically dated. Typical cosmetic rehab on a 1,500 sqft home: $15,000 to $30,000.
• Moderate: The most common scope for flip projects. Includes everything in cosmetic plus kitchen cabinet refinishing or replacement, bathroom updates, countertop upgrades, some window replacement, and minor plumbing and electrical updates. Typical moderate rehab: $30,000 to $55,000.
• Full Rehab: A comprehensive renovation. Includes all of the above plus roof replacement if needed, full HVAC replacement, repipe, rewire, driveway and fence work, and potentially structural repairs. Typical full rehab: $50,000 to $90,000 or more depending on the scope of mechanical and structural work.

The AI selects the default scope based on its assessment of the property's current condition. If photos show a home with original 1985 everything, the default will be Moderate or Full Rehab. If photos show a home with a recent kitchen update but worn flooring and dated bathrooms, the default will be Moderate. You can override this by selecting a different tab.

Editing individual line items

Every line item in the repair estimate is editable. Click on any line item amount to enter edit mode. You can type a new dollar amount based on your own knowledge, a contractor bid you have received, or local pricing you trust more than the AI's estimate.

Edited line items are marked with a pencil icon so you can distinguish between AI-generated estimates and your manual overrides. The category subtotal and overall total update immediately when you save a line item edit. Your edits are saved to your analysis and persist across sessions.

Common reasons to edit line items include:

• You have a contractor relationship with pricing below market average.
• You know the local cost for a specific trade is higher or lower than the AI's estimate.
• The AI cannot see something that you observed during a physical walkthrough, such as foundation issues, mold, or termite damage.
• You plan to do some work yourself at material cost only.

Contingency percentage

Below the line-item breakdown, Deal Run adds a contingency line. The default is 10% of the total repair estimate. This contingency covers unexpected costs that arise during renovation: hidden water damage behind walls, code requirements discovered during permitting, material price increases between estimate and purchase, and other unknowns.

You can adjust the contingency percentage from 0% to 25% using the input field. For properties you have physically inspected, 5% to 10% is reasonable. For properties you have only seen in photos, 10% to 15% is safer. For older homes (pre-1970) or properties with visible signs of deferred maintenance that could indicate deeper problems, 15% to 20% is prudent.

The contingency is included in the total repair estimate that flows into your MAO calculation and marketing materials. It is better to overestimate repairs by 10% and have your buyer be pleasantly surprised than to underestimate and have them come back angry after closing.

Confidence level indicator

At the top of the repair estimate results, Deal Run displays a confidence level badge based primarily on the number of photos provided and the coverage of the property those photos represent.

The confidence level is shown to you in the app and is also displayed on your marketing package if you choose to include repair estimates. Buyers appreciate knowing whether the repair number comes from a 50-photo assessment or a 5-photo guess.