Construction consulting & off-market sales · Bayport, NY
Fix it for less. without ever listing it.
Sub Pro LLC works with Long Island homeowners two ways. We run renovations as your consultant, so the trades bill you directly and the general contractor's markup comes off the job. And when the smarter move is to sell as-is instead of fixing anything, we connect you with buyers who purchase off-market.
Free first walkthrough · 19 Long Island towns · No obligation either way
Smarter projects
brighter homes
You are keeping the house
We write the scope, bring you licensed subs at their real numbers, run the schedule and oversee the work. You contract each trade directly and the GC's overhead and profit never enters the job.
How the consulting works → Half twoYou are done with the house
We price what it needs, tell you what it is worth fixed and as-is, and if selling quietly is the better number, put you in front of buyers who purchase off-market. No listing, no repairs, no showings.
How an off-market sale works →The same crews. The same materials. One less markup.
A general contractor hires the same subcontractors you could hire yourself, then adds overhead and profit to every one of their invoices. A consultant is paid for the management — not a percentage of everything that gets installed.
Through a general contractor
- Demo, framing, carpentry$46,000
- Mechanical, electric, plumbing$31,000
- Finishes, cabinetry, tile$38,000
- Permits & dumpsters$5,000
- GC overhead & profit (20%)$24,000
With Sub Pro LLC
- Demo, framing, carpentry$46,000
- Mechanical, electric, plumbing$31,000
- Finishes, cabinetry, tile$38,000
- Permits & dumpsters$5,000
- Consulting fee (flat, agreed up front)$11,000
Illustrative example, not a quote. Actual markups and fees vary by scope, trade mix and schedule. We put our fee in writing before any work is bid.
How the consulting runs
Four steps from kitchen-table idea to signed-off punch list.
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1
Walkthrough & scope
We walk the house with you, write the scope trade by trade, and flag what the plans and permits will require.
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2
Bids from vetted subs
The same scope goes out to licensed, insured Long Island subcontractors so the numbers you compare are apples to apples.
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3
Contracts & schedule
You sign directly with each trade. We build the sequence, set the milestones, and tie payments to completed work.
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4
Oversight & closeout
Site visits at every phase, inspections coordinated, change orders priced before they happen, punch list closed out.
What that covers
Consulting for homeowners who'd rather not hand over the keys.
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Scope & budget development
A written, trade-by-trade scope and a realistic budget before you talk to anyone about price.
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Bid management & sub vetting
Licenses, insurance certs and references checked, then bids leveled side by side so you can actually compare them.
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Schedule & site oversight
Trade sequencing, inspection timing, and eyes on the job at every phase — not just the day the check is due.
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Insurance & damage work
Storm, water and fire jobs scoped in line with the carrier's estimate, so the repair and the claim match.
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Exteriors: roofing, siding, paint
Envelope work specified properly — flashing, ventilation and prep written into the scope instead of assumed.
Some houses are worth fixing. Some are worth selling as they sit.
Because we price construction for a living, we can tell you which one you own. You get two numbers — what the house is worth after the work, minus what the work costs, against what a direct buyer will pay for it today — and then you decide.
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1
Walkthrough
Same visit we'd make for a renovation. Roof, envelope, mechanicals, structure, and everything a buyer or inspector is going to find.
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2
We price the work
Trade by trade, from the subs who'd actually do it. Not a guess, not a percentage of value — the real cost to put it right.
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3
You see both numbers
Fix it and list it, versus sell it as-is. Including the costs people forget: carrying months, commission, concessions, the repairs a buyer will ask for anyway.
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4
You pick, we handle it
Doing the work? We run it as your consultant. Selling as-is? We put you in front of buyers who purchase off-market and close on your timeline.
Selling off-market
What you skip.
- Repairs and cleanouts before anyone walks in
- Staging, photography and weekend open houses
- Months of carrying costs while it sits
- A buyer's inspection reopening the price
- Financing contingencies falling through late
- Emptying the house — take what you want, leave the rest
Who calls us about this
Four houses that usually sell quietly.
A parent's house
Forty years of contents, deferred maintenance, siblings in three states. You want the options before anyone spends anything.
Done being a landlord
The last tenant left it rough and you have no interest in another renovation to make it listable.
More than you want to manage
The house needs a number you don't want to spend, or a year you don't want to give it.
You need a date you can count on
A closing somewhere else, a move out of state, an estate to settle. Certainty is worth more than the last few dollars.
Sub Pro LLC is a construction consultant. We are not a real estate brokerage, we do not list houses, and we are not paid a commission on a sale. When a buyer we are connected to has an interest in your property, we put that in writing before you decide anything — and when listing would plainly net you more, we tell you that too.
Where we work
Nineteen towns. Subs we already know in every one of them.
We stay inside a tight radius of Bayport on purpose — close enough to be on your job the morning something goes sideways, and long enough in these towns to know which crews show up and what houses actually sell for.
- Bayport
- Sayville
- Blue Point
- Patchogue
- Holbrook
- Bohemia
- Ronkonkoma
- Hauppauge
- Smithtown
- Nesconset
- Commack
- East Islip
- Islip
- West Islip
- Bay Shore
- Huntington
- East Northport
- Medford
- Farmingville
Based in
Bayport, New York
Project types
Renovations, additions, new builds, exteriors, insurance repairs and off-market sales
Just outside the list?
Call anyway — if it's close, we'll take a look at it.
Reading room
How homeowners actually save money on a renovation.
Plain explanations of where renovation money goes on Long Island, what the paperwork is supposed to say, and which decisions move the number most.
Where the money actually goes on a Long Island renovation
Labor, materials, overhead, profit and contingency — what each piece really is, and which ones a homeowner can move.
Read the article → BiddingHow to read a contractor's bid — and compare three of them honestly
Allowances, exclusions and scope gaps — how to make three proposals comparable before you pick one.
Read the article → PlanningSeven decisions that move a renovation budget more than anything else
The choices that actually swing the number — and the ones homeowners agonize over that barely matter.
Read the article →About the business
About Sub Pro LLC
Sub Pro LLC is a construction consulting company based in Bayport, New York, serving homeowners across the South Shore and central Suffolk County. We are not a general contractor and we do not sell the work — we represent the homeowner. That means writing the scope, collecting and leveling subcontractor bids, setting the schedule, coordinating permits and inspections, and overseeing the trades through closeout, while the homeowner holds the contracts and pays each trade directly.
The second half of what we do comes out of the first. Pricing renovations all day means we can tell an owner what a house is worth fixed, what the work would cost, and what a direct buyer would pay as-is — so the decision to renovate or sell gets made on real numbers. When selling quietly is the better answer, we connect owners with buyers who purchase off-market.
Owned and operated locally. Call (631) 233-9684 or email subprojandm@gmail.com to schedule a walkthrough.
- Business name
- Sub Pro LLC
- What we do
- Construction consulting & off-market home sales
- Location
- Bayport, NY 11705
- Phone
- (631) 233-9684
- Service area
- 19 towns across Suffolk County, Long Island
Reach out to Sub Pro LLC
Tell us about the house. We'll tell you what it should cost — or what it's worth as-is.
Send the address, the scope, or just a few photos. The first walkthrough and conversation is free, whether you end up renovating, selling, or doing nothing for now.
- (631) 233-9684
- subprojandm@gmail.com
- Bayport, NY · 19 towns from Bay Shore to Smithtown
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