Kristal J Consulting LLC
Private Deal Room
November 5, 2026
1402 Willow Creek Ln — Renovate & Sell
1402 Willow Creek Ln, Charlotte, NC 28216
Three-bedroom ranch acquired below market in a steadily appreciating Charlotte submarket. Full cosmetic renovation with a kitchen reconfiguration and a permitted bath addition, targeting a resale in the renovated comp band.
Projected ROI
41.00%
Annualized
Purchase
$236,000
Rehab Budget
$86,350
Includes 10% contingency
Est. ARV
$392,000
Loan Request
$286,950
Purchase $200,600 + rehab $86,350
Timeline
Renovation complete in 14 weeks; list week 16; targeted close week 22.
Client Profile
Ten renovate-and-sell projects completed in the Charlotte metro since 2022.
- Government ID verifiedGreen light
- Credit pulledGreen light
- Background checkGreen light
- Proof of fundsGreen light
- Bank statements (2 mo.)Green light
- Entity docs (LLC / operating agreement)No information
- Builder's risk / hazard insurance quoteNo information
- Schedule of real estate ownedGreen light
- References checkedGreen light
- Signed engagement / advance feeRed light
Verification is performed by Kristal J Consulting. Supporting documents are held on file and available on request.
Repeat investor operating through a North Carolina LLC, ten completed renovations in the last four years, all exited at or above projected value.
Property Profile
| Year Built | 1978 |
|---|---|
| Bedrooms | 3 |
| Bathrooms | 2 |
| Address | 1402 Willow Creek Ln, Charlotte, NC 28216 |
Comparable Sales
Nearby sales supporting the ARV. Adjustments applied through the valuation model above.
| Address | Sold | Sold Date | Beds / Baths | Sqft | $ / Sqft | Distance |
|---|---|---|---|---|---|---|
| 1338 Willow Creek Ln | $389,000 | Apr 2, 2026 | 3bd / 2ba | 1,608 | $242 | 0.20 mi |
| 204 Marlowe Dr | $404,000 | Mar 18, 2026 | 3bd / 2ba | 1,712 | $236 | 0.40 mi |
| 915 Hollis Ave | $378,500 | Feb 27, 2026 | 3bd / 2ba | 1,584 | $239 | 0.60 mi |
| 1471 Berrywood Ct | $268,000 | Mar 6, 2026 | 3bd / 2ba | 1,655 | $162 | 0.30 mi |
Current value — sales comparison grid
The subject compared line by line against each sale in its condition today.
| Feature | Subject 1402 Willow Creek Ln, Charlotte, NC 28216 | Comp 1 1338 Willow Creek Ln $389,000 · 7 mo ago · 0.2 mi Weaker support | Comp 2 204 Marlowe Dr $404,000 · 8 mo ago · 0.4 mi Weaker support | Comp 3 915 Hollis Ave $378,500 · 8 mo ago · 0.6 mi Weaker support | Comp 4 1471 Berrywood Ct $268,000 · 8 mo ago · 0.3 mi Weaker support |
|---|---|---|---|---|---|
| Market / time | Today | 7.1 mo ago +$8,343 | 7.6 mo ago +$9,262 | 8.3 mo ago +$9,386 | 8.0 mo ago +$6,461 |
| Living sqft | — | 1,608 $0 | 1,712 $0 | 1,584 $0 | 1,655 $0 |
| Bedrooms | — | 3 $0 | 3 $0 | 3 $0 | 3 $0 |
| Bathrooms | — | 2 $0 | 2 $0 | 2 $0 | 2 $0 |
| Units | — | — $0 | — $0 | — $0 | — $0 |
| Lot size | — | 8,300 sqft (0.19 ac) $0 | 9,100 sqft (0.21 ac) $0 | 8,000 sqft (0.18 ac) $0 | 8,600 sqft (0.20 ac) $0 |
| Garage bays | — | — $0 | — $0 | — $0 | — $0 |
| Separate garages | — | — $0 | — $0 | — $0 | — $0 |
| Fireplaces | — | — $0 | — $0 | — $0 | — $0 |
| Basement sqft | — | — $0 | — $0 | — $0 | — $0 |
| Finished basement | — | — $0 | — $0 | — $0 | — $0 |
| Condition | — | — $0 | — $0 | — $0 | — $0 |
| Construction quality | — | — $0 | — $0 | — $0 | — $0 |
| View | — | — $0 | — $0 | — $0 | — $0 |
| Year built | — | — $0 | — $0 | — $0 | — $0 |
| Central A/C | — | — $0 | — $0 | — $0 | — $0 |
| Pool | — | — $0 | — $0 | — $0 | — $0 |
| Porch / deck sqft | — | — $0 | — $0 | — $0 | — $0 |
| Site / location | None | None $0 | None $0 | None $0 | None $0 |
| Other / manual | — | — $0 | — $0 | — $0 | — $0 |
| Net adjustment | +$8,343 | +$9,262 | +$9,386 | +$6,461 | |
| Gross adjustment | $8,343 (2.1%) | $9,262 (2.3%) | $9,386 (2.5%) | $6,461 (2.4%) | |
| Adjusted value | $397,343 | $413,262 | $387,886 | $274,461 |
Indicated range $274,461 – $413,262 across 4 comparables. Most weight given to 1338 Willow Creek Ln (smallest gross adjustment at 2.1%). Current value: $368,000.
Cross-check: market estimate $268,000. The grid conclusion above is what drives the value.
After-repair value — sales comparison grid
The same grid using the planned post-rehab condition and completed value adds.
| Feature | Subject 1402 Willow Creek Ln, Charlotte, NC 28216 | Comp 1 1338 Willow Creek Ln $389,000 · 7 mo ago · 0.2 mi Weaker support | Comp 2 204 Marlowe Dr $404,000 · 8 mo ago · 0.4 mi Weaker support | Comp 3 915 Hollis Ave $378,500 · 8 mo ago · 0.6 mi Weaker support | Comp 4 1471 Berrywood Ct $268,000 · 8 mo ago · 0.3 mi Weaker support |
|---|---|---|---|---|---|
| Market / time | Today | 7.1 mo ago +$8,343 | 7.6 mo ago +$9,262 | 8.3 mo ago +$9,386 | 8.0 mo ago +$6,461 |
| Living sqft | — | 1,608 $0 | 1,712 $0 | 1,584 $0 | 1,655 $0 |
| Bedrooms | — | 3 $0 | 3 $0 | 3 $0 | 3 $0 |
| Bathrooms | — | 2 $0 | 2 $0 | 2 $0 | 2 $0 |
| Units | — | — $0 | — $0 | — $0 | — $0 |
| Lot size | — | 8,300 sqft (0.19 ac) $0 | 9,100 sqft (0.21 ac) $0 | 8,000 sqft (0.18 ac) $0 | 8,600 sqft (0.20 ac) $0 |
| Garage bays | — | — $0 | — $0 | — $0 | — $0 |
| Separate garages | — | — $0 | — $0 | — $0 | — $0 |
| Fireplaces | — | — $0 | — $0 | — $0 | — $0 |
| Basement sqft | — | — $0 | — $0 | — $0 | — $0 |
| Finished basement | — | — $0 | — $0 | — $0 | — $0 |
| Condition | — | — $0 | — $0 | — $0 | — $0 |
| Construction quality | — | — $0 | — $0 | — $0 | — $0 |
| View | — | — $0 | — $0 | — $0 | — $0 |
| Year built | — | — $0 | — $0 | — $0 | — $0 |
| Central A/C | — | — $0 | — $0 | — $0 | — $0 |
| Pool | — | — $0 | — $0 | — $0 | — $0 |
| Porch / deck sqft | — | — $0 | — $0 | — $0 | — $0 |
| Site / location | None | None $0 | None $0 | None $0 | None $0 |
| Other / manual | — | — $0 | — $0 | — $0 | — $0 |
| Planned rehab lift | Post-rehab condition | — $0 | — $0 | — $0 | — $0 |
| Net adjustment | +$8,343 | +$9,262 | +$9,386 | +$6,461 | |
| Gross adjustment | $8,343 (2.1%) | $9,262 (2.3%) | $9,386 (2.5%) | $6,461 (2.4%) | |
| Adjusted value | $397,343 | $413,262 | $387,886 | $274,461 |
Indicated range $274,461 – $413,262 across 4 comparables. Most weight given to 1338 Willow Creek Ln (smallest gross adjustment at 2.1%). After-repair value: $368,000.
No post-rehab condition or value adds entered, so the after-repair value equals the current value.
Public Records & Current Owner
| Current owner | Estate of J. Whitfield |
|---|---|
| Owner type | Individual |
| Owned since | Aug 11, 1994 |
| Owner mailing address | 1402 Willow Creek Ln, Charlotte, NC 28216 |
| Tax assessed value | $231,400 |
| Annual property tax | $2,568 |
| Last sale price | $96,500 |
| Last sale date | Aug 11, 1994 |
| Deed type | General warranty |
| Last permit date | Jun 22, 2016 |
| Open permits | None on record. |
| Permit history | Reroof permit closed 2009; water heater replacement closed 2016. |
| Liens / violations | No liens or code violations of record as of the title search date. |
Sourced from county / assessor / permit portal records.
Deal Analysis
Net Profit
$11,850
Return on Total Cost
3.12%
Profit ÷ all-in project cost
Cash-on-Cash
20.50%
High because the project is heavily financed
LTC
87.29%
LTV (ARV)
73.20%
All-in Cost
$380,150
Total Cash Invested
$57,800
Cash to Close
$6,400
Financing Costs
$4,366
Holding Costs
$19,314
Selling Costs
$27,720
These figures show how the deal is structured for review — they are not a lender offer. The final loan amount, required borrower cash and any reserve requirement are set by the lender.
Holding costs — 6 months
| Item | Monthly | Total |
|---|---|---|
| Property taxes | $214 | $1,284 |
| Insurance | $118 | $708 |
| Utilities | $145 | $870 |
| Other carry | $75 | $450 |
| Loan payment — purchase loan | $1,839 | $11,034 |
| Loan payment — rehab loan | $828 | $4,968 |
| Total holding cost | $3,219 | $19,314 |
Sources & Uses
Purchase price Loan proceeds + borrower cash at closing | $236,000 |
Rehab budget Loan proceeds (draws) | $86,350 |
Buy-side closing costs Paid at closing — not loan proceeds | $6,400 |
Financing fees (points / origination) Paid at closing — not loan proceeds | $4,366 |
Holding costs (incl. debt service) Paid monthly during the hold — not loan proceeds | $19,314 |
Selling costs Paid from sale proceeds at exit | $27,720 |
| Total all-in cost | $380,150 |
First-position loan | $200,600 |
Rehab loan draw | $86,350 |
Seller / second-position loan | $35,400 |
Borrower cash (equity) Cash to close after seller loan: $6,400 | $57,800 |
| Total sources | $380,150 |
Loan proceeds fund the purchase and rehab draws. Closing costs, financing fees, carry and selling costs are project costs paid at closing, monthly or from sale proceeds — which is why total all-in cost is higher than the loan request. Cash to Close = Purchase + Buy-side closing − First-position loan − seller-held loan funds applied at closing. Total Cash Invested = All-in cost − every loan source; this is the denominator for Cash-on-Cash.
Financing Partner
Sample Bridge Capital
Loan
$200,600
Rate
11%
Points
2
Term
12 mo
Financing Structure
- Amount
- $200,600
- Rate
- 11%
- Points
- 2
- Term
- 1 yr
- Payment
- Interest-only
- Monthly debt service
- $1,839
- Financed
- 100% of rehab
- Amount
- $86,350
- Rate
- 11.5%
- Payment
- Interest-only
- Monthly debt service
- $828
- Source
- Private capital partner
- Amount
- $35,400
- Rate
- 12%
- Points
- 1
- Payment
- Standby (accrued)
- Monthly debt service
- $0
Sample Rates & Term Sheets
| Lender | Loan | Rate | Pts | LTC | LTV | Term | Status |
|---|---|---|---|---|---|---|---|
| Sample Bridge CapitalSelected No prepayment penalty after month three. | $200,600 | 11% | 2 | 85% | 65% | 12 mo | term_sheet |
| Queen City Private Lending | $196,000 | 11.75% | 1.5 | 83% | 65% | 12 mo | quoted |
Renovated comps within a half mile sit between $378k and $404k for comparable square footage. The exit is priced at $392,000, inside that band and below the top comp, leaving room for a price adjustment without breaching the lender's LTV.
Before Photos
Renderings / After Concept
Scope of Work
Kitchen: full replacement of cabinets, quartz counters, appliances, and the removal of the wall to the dining room. Baths: hall bath gut and a new primary en-suite in the existing bonus space. Systems: new HVAC condenser and air handler, panel upgrade to 200 amp, partial repipe. Envelope: architectural shingle roof, six replacement windows, exterior paint. Interior: LVP throughout, paint, trim, lighting, and interior doors. Exterior: regrade the rear yard, new sod, and driveway repair.
Rehab Budget
| Line Item | Allocation |
|---|---|
| Kitchen renovation | $21,500 |
| Bathrooms (hall + new en-suite) | $16,800 |
| HVAC, electrical panel, partial repipe | $13,400 |
| Roof, windows, exterior paint | $12,900 |
| Flooring, paint, trim, lighting | $9,800 |
| Landscaping, driveway, final clean | $4,100 |
| Total | $78,500 |
Exit Strategy
Primary exit is a retail resale to an owner-occupant buyer. If the market softens, the property carries as a rental at an estimated $2,150 per month while the listing is repositioned.
Key Contacts & Vendors
Deal Notes
May 10, 2026 · Kristal J.
Rough-in inspections passed. Drywall starts Monday; cabinets are on site.
Apr 21, 2026 · Kristal J.
Roof replacement complete and permit closed. No structural surprises in the crawlspace.
Mar 14, 2026 · Kristal J.
Acquisition closed at $236,000, $18,000 under the accepted list price after the inspection credit.
For Our Lending Partners
Have a distressed or stuck deal?
If you're carrying a project where the borrower can't finish — pre-foreclosure, stalled rehab, or a buyer that fell through — Kristal J Consulting can step in as a takeover partner. Reply to your invitation and we'll open a private conversation.