Overview Basement Phases Finance Vision
75%
Return on Cost
Renovation Execution Playbook · Sandy Springs GA 30328
5735 Pine
Brook Rd
1962 Brick Ranch → MCM Luxury · 4,308 SF · 38–42 Weeks
Acquisition
$750K
Renovation
$450K
All-In
$1.2M
Exit Target
$2.1M
Gross Profit
$900K
Main Level
1,954 SF
Walkout Basement
1,954 SF
Addition
400 SF
Total SF
4,308
Acquisition
$750,000
Renovation
$450,000
All-In Cost
$1,200,000
Exit Target
$2,100,000
Section One
Strategic Overview
01 / 05

Acquire a 1,954 SF 1962 brick ranch at $750,000. Renovate the full main level, finish the existing 1,954 SF walkout basement as an entertainment level, and add 400 SF — totaling 4,308 SF. Re-skin in board-formed GFRC concrete, ipe slats, and black-frame floor-to-ceiling glass. Exit at $2,100,000.

Two Moves That Unlock This Budget

China-sourced aluminum black frame windows at $28,000 vs $75,000 Marvin Modern, and owner-directed MEP at $57,000 total vs $95,000 market rate. Combined savings: $85,000.

Cost Savings vs Market Rate
$13K
Electrical
$10K
Plumbing
$15K
HVAC
$47K
Windows
Three-Level Program
Level 1 — Main Floor
Primary Living
1,954 SF
Gut-renovated open plan · Primary suite · 2 bedrooms · 3 full baths · Chef's kitchen · 12-ft rear slider
East Wing + Rear Addition
Expanded Living
400 SF
Primary suite expansion · Floor-to-ceiling glass great room · 12-ft rear slider · Mudroom · Mechanical zone
Level B — Walkout Basement
Entertainment Level
1,954 SF
Full walkout · Direct pool access · Home theater + wet bar lounge · Pool bath · $55K all-in — structure exists
Before & After
Before — 1962 Brick Ranch · As-Is
Before
Target Vision — 4,308 SF MCM · $2,100,000
After
Exit Scenarios
Conservative
$1,950,000
$750,000 Profit
ROC: 63% · $453/SF
Floor scenario. 4,308 SF MCM gut-reno with walkout theater + pool in Sandy Springs 30328.
Target — Most Likely ★
$2,100,000
$900,000 Profit
ROC: 75% · $488/SF
Theater, wet bar lounge, pool walkout, MCM glass + concrete exterior. Scarce product in 30328.
Upside
$2,250,000
$1,050,000 Profit
ROC: 88% · $523/SF
Exceptional finish execution + right buyer. No 2nd floor keeps $/SF comp-friendly.
Section Two
Basement Program
02 / 05

At 1,954 SF with full walkout exposure and direct pool access, the basement is the entertainment spine of the home — $55,000 all-in because the structure, waterproofing shell, and bath rough-in already exist.

Home Theater / Media Room
~500 SF
Tiered seating platform, 4K laser projector, acoustic wall panels in dark felt, Dolby Atmos 7.1 pre-wire, blackout capability, Lutron scene control. Wet bar pass-through to lounge.
4K LaserDolby 7.1Tiered SeatingBlackout
Entertainment Lounge + Wet Bar
~400 SF
10-ft wet bar, 2x beverage fridges, backlit liquor display, quartz counter, MCM sectional, polished concrete floors. Direct pool access via 12-ft multi-slide glass wall.
10-Ft BarBev FridgesPool AccessPolished Concrete
Pool Bath
~120 SF · Existing Rough-In
Full bath off existing rough-in. Curbless shower, dark large-format tile, floating vanity, matte black fixtures. Interior + pool deck exterior access.
Existing Rough-InCurbless ShowerMatte Black
Walkout Glass Wall + Pool
12-Ft Opening · Zero-Step
Rear basement wall opens via multi-slide glass to pool deck. Flush sill, zero-step. Polished concrete transitions to pool pavers. Pool at basement grade — feels like a pool cabana.
Zero-StepDirect Pool12-Ft Glass
Why The Pool Stays — Non-Negotiable

The walkout basement lounge derives 60% of its selling power from direct pool access. That experience converts a $1.75M offer into a $2.1M offer. At $38K combined, it is the highest ROI line item in the renovation.

Section Three
Execution Phases
03 / 05
Phase 0 — Acquisition & Due Diligence
Days 1–30
  • Purchase at $750,000 · Basement inspection: ceiling height, rough-in, water intrusion, rear glass wall feasibility
  • Structural engineer: east wing slab load + flat roof conversion · File permits via BYNCORP target Day 45
  • Order China import windows — 10–14 week lead · Source GFRC fabricator — 8–10 week lead, deposit to hold slot
Phase 1 — Demo + Site Prep
Weeks 5–10
  • Strip all exterior brick cladding to CMU / wood frame · Remove all windows, hip/gable roof, non-structural walls
  • Basement: demo existing partitions, flooring, drop ceilings — open full 1,954 SF footprint
  • Apply crystalline waterproofing + dimple mat to basement rear and side walls · Install French drain at full perimeter
Phase 2 — Structural + Framing
Weeks 8–16
  • Pour east wing slab ~250 SF + rear bump-out slab ~150 SF (400 SF addition total)
  • Frame east wing: primary suite expansion + floor-to-ceiling glass wall opening · Frame rear bump-out: 12-ft slider + mudroom
  • Convert to flat roof: TPO membrane, rigid insulation, new structural decking · Frame cantilevered overhangs 18" — cedar soffit, brass fascia
  • Basement: frame theater (staggered stud acoustic), lounge walls, bath enclosure, 12-ft rear glass rough opening
Phase 3 — Exterior Skin + Windows
Weeks 14–24
$46K
GFRC Panels + Ipe Slats
Board-form concrete all faces + ipe slats at entry, east wing, garage.
All Levels
$28K
China Import Windows
Thermally broken, matte black, Low-E. Floor-to-ceiling + pivot entry + basement glass.
AAMA 2605
$20K
Flat Roof — TPO + Soffits
All volumes. Cedar T&G soffit. Brass anodized fascia cap.
Cedar T&G
$16K
Drywall, Tape + Mud
Full interior — main gut, 400 SF addition, full basement all levels.
All Levels
Phase 4 — MEP (Owner-Directed · Concurrent)
Weeks 12–20
Electrical
$22,000
vs $35,000 market rate
Plumbing
$18,000
vs $28,000 market rate
HVAC
$17,000
vs $32,000 market rate
Phase 5 — Interior Finishes
Weeks 20–34
  • Paint all interior surfaces · Exterior wood trim, garage doors, fencing
  • Trim package: base + casing + crown · Solid core interior doors · Matte black hardware package
  • White oak wide-plank floors main level · Polished concrete east wing + basement + pool transition
  • 14-ft quartzite waterfall island · Integrated appliances · Pot filler · Custom cabinetry
  • Primary bath: freestanding soaking tub · Curbless shower · Double floating vanity · Radiant floor
  • 2 additional full baths above grade — luxury spec finishes
  • Floating staircase: white oak treads · Steel stringers · Open riser — connects all levels
  • Theater: 4K laser projector, tiered platform, acoustic panels, Dolby 7.1 fully activated
  • Wet bar: 10-ft bar, 2x beverage fridges, backlit display, quartz counter
Phase 6 — Exterior + Landscape + Exit
Weeks 30–42
  • Pool: 36×12 geometric dark pebble, in-floor cleaning, underwater lighting — at basement walkout grade
  • Pool deck: large-format concrete pavers · Outdoor kitchen · Zero-step from basement lounge glass wall
  • Left slope: ornamental grasses, native ground cover, amber uplights, dark mulch
  • Lutron RA3 scene control activation · Architectural lighting package · Pre-wire Control4
  • Vittoria Casa staging: primary suite, living, kitchen, all 4 baths, basement activation
  • Twilight photography: pool lit, basement glass wall glowing, all levels illuminated — money shot
  • List at $2,100,000 — off-market preview to Sandy Springs luxury network first
Section Four — Finance
Capital Stack & ROI
04 / 05
Acquisition
$750,000
Renovation
$450,000
Total All-In
$1,200,000
Exit Target
$2,100,000
CategoryLine ItemScopeCost
ACQUISITIONPurchase PriceFull list price · Sandy Springs 30328 · Deal works at full list, no negotiation required$750,000
DEMO & SITEDemo + Site Prep + Retaining WallUrban Dwell self-perform · Full strip exterior brick · Site grade + board-form retaining wall$26,000
STRUCTUREFraming — Addition + Structural400 SF east wing + rear bump-out · Flat roof structural conversion · Cantilevered overhangs$22,000
ENVELOPEFlat Roof — TPO + Decking + SoffitsAll volumes · Cedar T&G soffit · Brass anodized fascia cap · Rigid insulation$20,000
Exterior Skin — GFRC Panels + Ipe SlatsBoard-form GFRC concrete re-skin all faces · Vertical ipe slats entry + garage + connector$46,000
Windows — China Import Aluminum BlackThermally broken · Double-pane Low-E · Floor-to-ceiling + picture + clerestory + basement glass$28,000
MEPElectrical400A service upgrade · Lutron RA3 pre-wire all zones · EV charger · Theater dedicated circuits$22,000
Plumbing4 baths above grade + wet bar + basement bath + pool equipment + outdoor kitchen$18,000
HVACMulti-zone system replacement · Basement dedicated zone · ERV below-grade air quality$17,000
INTERIOR SHELLDrywall, Tape + MudFull interior — 1,954 SF main gut + 400 SF addition + 1,954 SF basement$16,000
Paint — Interior + ExteriorInterior all surfaces · Exterior wood trim, garage doors, fence$10,000
Trim, Interior Doors + HardwareBase + casing + crown · Solid core doors throughout · Matte black hardware package$16,000
INTERIOR FINISHFloors — White Oak + Polished ConcreteWide-plank white oak main level · Polished concrete east wing + basement + pool transition$28,000
Kitchen — Chef Build-Out14-ft quartzite waterfall island · Integrated appliances · Pot filler · Custom cabinetry$42,000
3 Baths Above GradePrimary: freestanding tub · curbless · double vanity · radiant · 2 additional luxury baths$26,000
Floating StaircaseWhite oak treads · Steel stringers · Open riser · Connects main, east wing + basement$12,000
BASEMENTBasement — All-In FinishTheater · Wet bar lounge · Pool bath · 12-ft walkout glass · Polished concrete · Acoustic panels$36,000
EXTERIORPool + Hardscape + Landscape36×12 geometric dark pebble pool · Large-format deck · Outdoor kitchen · Slope planting + lighting$38,000
TECHNOLOGYSmart Home — Lutron RA3Lutron RA3 scene control · Architectural lighting package · Pre-wire Control4$8,000
EXITStaging — Vittoria CasaPrimary suite · Living · Kitchen · All 4 baths above grade · Basement activation$8,000
SOFT COSTSSoft Costs — BYNCORP + EngineeringArchitecture + design · Permits · Structural engineering · Third-party inspections$11,000
Total Renovation20 line items · Demo through soft costs · Nets to exactly $450,000$450,000
Total All-InAcquisition $750,000 + Renovation $450,000$1,200,000
EXITConservativeFloor scenario · $453/SF · 4,308 SF MCM Sandy Springs$1,950,000 · 63% ROC
TARGET ★Target ExitMost likely · $488/SF · Theater + Pool + Walkout$2,100,000 · 75%
UpsideBest-case · $523/SF · Right buyer + exceptional execution$2,250,000 · 88% ROC
Why This Deal Is Exceptional

$1,200,000 all-in for a 4,308 SF MCM luxury product — home theater, walkout wet bar lounge, geometric pool at grade, GFRC concrete exterior, floor-to-ceiling glass — Sandy Springs 30328. Urban Dwell self-performs GC, MEP owner-directed at $57,000 total, windows sourced direct at $28,000. Three decisions = $85,000 saved. The 1,954 SF basement costs $55,000 all-in — structure already exists. Target exit $2,100,000 = $900,000 gross profit = 75% ROC in under 12 months.

Section Five — Visual Reference
Before & Target Vision
05 / 05
Before
Existing — 5735 Pine Brook Rd · Sandy Springs · 1962 Brick Ranch · 1,954 SF Above Grade + 1,954 SF Walkout Basement

The left-side grade drop creates the walkout condition — full rear exposure, natural light, direct pool access at grade. Existing rooms + bath rough-in = $55,000 all-in basement finish.

After
Target Vision — 4,308 SF MCM Luxury · $2,100,000 Exit · Theater + Wet Bar + Pool Walkout · Sandy Springs 30328

At twilight: basement lounge glowing through the rear walkout glass, pool lit from below, above-grade floor-to-ceiling glass illuminated across all levels. Three layers of warm light. That photograph closes the deal.

Total SF
4,308
Main + Addition
2,354 SF
Walkout Basement
1,954 SF
All-In Cost
$1,200,000
Exit Target
$2,100,000
Gross Profit
$900,000
Return on Cost
75%
Timeline
38–42 Wks