Frank, there are only 2 for sale in that small subdivision with 8612 Herrick Ln being one for $70K on a Short Sale and has been on the market for 417 days. Has 1,405 sqft selling for $49.82 a foot. There have only been 31 transactions in this subdivision over the last 8 years. Average sales last 3 yrs $28,750 or $26.08 a foot, last 5 year average $35,760 at $28.81 a foot. HIGHEST sale in 8 years $74,500 in 2009 with 1,536 sqft or $49.15 a foot. This is NOT a Granite Counter type area. That level of improvement would not return your investment in my opinion. In "excellent" condition I doubt you'd get more than $60 a foot which would put you at $84,300 which would be the highest sale in history in the subdivision. With the highest sale at $74.5K I would say the best you could do would probably be around $70K max and that's being in excellent condition.