BudgetRefinery™
Your Budget Breakdown
Property: 1214 Kaimuki Ave, Honolulu HI 96816 · Prepared for: Sample Investor / Pacific Rehab Partners · August 2026
The biggest leverage point
Nearly every substantive line arrived with a blank description — filling in truthful scope and material specifics is the single biggest lever, because vague lines cost a full rating tier and this project has the scope to defend C2/Q3.
A note on increasing any line above your original budget: doing so may increase the project's value, but it can also reduce your overall leverage. A higher total project cost can affect your loan-to-cost and loan-to-value ratios, which may increase the cash you need to bring to closing. Weigh any increase against its impact on your financing before committing.
Your budget, line by line
We flagged 9 of 26 lines as possibly sitting below what comparable work runs.
Also worth a look
- Several major-component lines (roof, windows, framing, insulation) fall below our researched Honolulu ranges — on-island material and labor costs run high, so verify these scopes with the GC before ordering the appraisal to avoid mid-project overruns.
- Contingency at $8,000 is roughly 4% of the ~$181k hard-cost base (excluding GC fee); a 5–15% reserve is more typical for a full-gut rehab, so review whether this cushion is adequate given the underfunded trades above.
- Commonly-missed scope to confirm with the GC: temporary power, termite tenting/fumigation (common in Honolulu), staging, and any final cleaning beyond the $1,500 line.
- Cost-of-delay: at ~$208k with typical hard-money terms near 11.5%/yr, interest alone runs roughly $2,000/month, plus taxes, insurance, and utilities — every month of delay from underfunded-trade rework compounds carry.
- This budget carries full mechanicals (rewire/200-amp, replumb, HVAC, water heater), roof, and windows alongside all finishes — the profile of a genuine to-the-studs renovation that can defensibly anchor C2 if the blank descriptions are filled in.
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Important — please read
This is not an appraisal and is not a guarantee of value, of any quality or condition rating, or of any loan outcome. It does not instruct, pressure, or communicate with the appraiser, who remains fully independent. It is informational only.
The flags in this report are for awareness only. They identify items we suggest you review with your contractor — they are not recommendations to spend, not bids or quotes, and not a directive to change your budget. Any cost ranges shown are general market context drawn from our research, not figures you are advised to adopt; we do not recommend a specific amount for any line.
Increasing a budget line has trade-offs. Raising any amount above your original budget may increase the project's value, but it can also reduce your overall leverage — a higher total project cost can affect your loan-to-cost and loan-to-value ratios, which may increase the cash you need to bring to closing. Weigh any increase against its impact on your financing before committing.
Our analysis is based solely on the information you provide, together with third-party sources and tools we use to research market costs and language — including internet searches, external data APIs, and current artificial-intelligence and large-language-model systems. These sources can be incomplete, out of date, or simply wrong, and this document may therefore contain errors. Verify all figures and scope independently with your own licensed contractors and professionals. Nothing here is legal, tax, financial, engineering, or appraisal advice.
Every description must be truthful. You are responsible for the accuracy of your budget, scope, and material representations, and the suggested language must never be used to overstate what is being built. Malama Funding LLC accepts no liability for decisions made in reliance on this document and provides it without warranty of any kind.
Confidential & proprietary. BudgetRefinery is a unique, trademark-pending product of Malama Funding LLC, provided for your use on this transaction only. It is confidential and proprietary and is not for distribution, reproduction, or sharing outside you and your authorized representatives without our written consent.
The BudgetRefinery™ researched ranges in column 6 are general market context drawn from our research (borrower-provided information plus third-party data, internet searches, and AI/LLM tools). They are flags for a second set of eyes — NOT recommendations, bids, or amounts you are advised to adopt — and this document may contain errors. Verify all figures independently with your licensed contractors. This is not an appraisal, legal, tax, or financial advice. Confidential & proprietary to Malama Funding LLC; not for distribution or reproduction. BudgetRefinery is trademark pending.
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