Tommy DobczykOpportunity Zone Advisor, OZ Wizard · Director of Development | Certified Opportunity Zone Advisor

Real Estate Rehab: Flip vs. Land Play Strategy Explained #shorts

3 May 2026 · 1 min

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0:32

Tommy Dobczyk analyzes a property listed as a flip but argues it's really a land play. The numbers show $475,000 for a clean flip or $510,000 for heavy rehab, but comparable homes nearby sell for $600,000. The land value, not the house, is what matters here.

Chapters

Were you in the deal room today? 5K on? No. You're making $0.50 an hour on that. Not even, right? It's ridiculous. Reality check is all in. This thing is $475K to make it a clean flip. And then at $510K, you're paying for retail. You're paying retail for a heavy rehab. So the alpha on this is the development angle, right? Saying that there's a comp showing lots selling for $600,000, new builds nearby pushing higher values. It's not the— not a flip deal. It's a land play disguised as a house. So how do you do this?