Chicago has more bungalows than any other city in the country — roughly 80,000 of them, concentrated in a continuous ring from West Lawn through Portage Park, Belmont Cragin, Austin, into Berwyn, Cicero, and out to the southwest suburbs. The bungalow rehab scope is so predictable that experienced Chicago flippers carry pre-built scope templates and arrive at scope-of-work in 15 minutes during a walkthrough.
The eight cost lines that drive bungalow flip margin are: (1) tuckpointing, (2) HVAC replacement, (3) electrical service upgrade, (4) plumbing/sewer scope, (5) kitchen, (6) bathroom(s), (7) roof, and (8) basement finish. Get all eight estimated correctly and your margin sticks. Miss one badly and the deal slips from flip to hold.
Tuckpointing runs $4,500-$12,000 depending on the condition. Front facade only is typically $4,500-$6,500. Front plus one side is $7,000-$9,000. Full perimeter is $10,000-$14,000. The variable is whether the parapets need rebuilding (add $3,500-$6,000) and whether limestone caps need replacement (add $1,500-$3,000 per cap). Get a mason walk through with you on first visit — 30-minute scope, no obligation, accurate to within 10%.
HVAC for a bungalow is typically a single 80,000-100,000 BTU furnace plus a 2-2.5 ton AC. Full new install with ductwork runs $8,500-$12,500. If the existing ductwork can be reused (verify with a tech, not the listing agent), drop to $5,500-$7,500 for new equipment only. Bungalows with original gravity furnaces always need new ductwork — count on the full $10K+.
Electrical service upgrade is mandatory for any bungalow that still has knob-and-tube wiring or a 60-100 amp service. Modern rehab demands 200 amp minimum. Service upgrade plus panel runs $3,500-$5,500. Full rewire (which you'll need if knob-and-tube is found in walls) adds $9,000-$15,000 depending on size and access difficulty. Plan for it on any pre-1940 bungalow.
Plumbing scope on bungalows centers on the cast-iron stack (will it last the flip period or does it need to be sleeved/replaced?), the lateral sewer line (clay pipe? cracked? offset?), and the supply lines (galvanized or copper?). A scope camera through the lateral runs $250 and tells you whether the $8,000 sewer replacement is needed. Galvanized supply throughout: budget $6,000-$9,000 for re-pipe. Cast-iron stack replacement: $4,500-$7,500.
Kitchen on a bungalow flip targets the $18,000-$28,000 range depending on layout and finish level. Standard scope: cabinets ($8,000-$14,000), counters ($2,000-$3,500), appliances ($3,500-$5,500), backsplash + flooring + paint + lighting ($4,500-$6,500). Going below $18K on kitchen usually shows in photos and hurts list price. Going above $28K usually doesn't pencil for the target buyer.
Bathroom(s): bungalow primary bath typically $9,500-$13,500. Half-bath in basement: $5,500-$7,500. The second-floor dormer bath (if the bungalow has a finished attic dormer) is the wildcard — could be $12K, could be $22K depending on whether you're reworking plumbing through the attic.
Roof: standard bungalow roof replacement is $11,500-$15,500 for asphalt shingles, $18,500-$26,000 for cedar shake, $28K+ for slate. Most bungalow flips are asphalt — get a roof bid at first walk-through. The roof line is one of the most common scope-creep zones.
Basement finish (if you're finishing for an extra bedroom + family room + half-bath) runs $25,000-$40,000 for full scope. Many flippers skip basement finish entirely if the bungalow is in a working-class market where buyers don't expect it. In gentrifying markets (Hermosa, parts of Belmont Cragin, edges of Avondale), basement finish is often required to hit list price.
Total scope across all eight lines: $80,000-$135,000 for a standard bungalow flip with all-new mechanicals and finished basement. Lighter scope (no basement finish, partial mechanical refresh) drops to $50,000-$75,000. Heavy scope (full historic restoration, dormer addition) climbs to $150,000+.
The investor margin on a typical Chicago bungalow flip — buying at $185-220K, scoping $75-95K, selling $325-385K — runs $35,000-$55,000 net after commissions, taxes, and carry. Get the eight scope lines right and that margin holds. Get tuckpointing or electrical wrong and you can give back the entire margin in a single overlooked line item.
Pre-built scope templates exist for a reason. Build yours, refine it on every deal, and the Chicago bungalow becomes one of the most predictable flip products in the country.
Educational content. Not legal, tax, or financial advice. Verify specific deal economics and tax mechanics with licensed professionals.