Suggestions for Inexpensive Upgrades

Member since 2024 · 9 posts · 4 votes

I just closed on my first investment property and already have a vacant unit. I'd like to make a few inexpensive upgrades to modernize this kitchen so I can rent it for a premium rent. Don't get me wrong, I think this kitchen is in pretty good shape as is, but I've been given several suggestions to improve the look of the kitchen. From painting the cabinets an off white color to leaving the cabinets as is and adding black hardware then updating the light fixtures. I'd love suggestions! Please let me know what you think.

This rental is located in Kenosha, WI.

Looking forward to your feedback!

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Jaron WallingPro Member

Rental Property Investor · Indianapolis, IN · Member since 2018 · 4k+ posts · 4k+ votes

It's hard to tell but that sink doesn't look very deep. The deeper dual sided or a modern square design with an upgraded facet would do wonders for that kitchen. Nicer sink, painted cabinets, and LED lighting is all we would do.

Really nice rental property!

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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
1y
Hi Carli, amnd congrats on the aquisition!
Good move on getting the kitchen upgraded, that is the #1 reno you can do.... So in no particualr order:
1) Install can lights. They are cheap and easy nowadays https://www.amazon.com/gp/product/B0756YHVP5/ref=ppx_yo_dt_b...
2) Install under cabi9net lighting also cheap and easy https://www.amazon.com/Cabinet-LED-Lighting-Dimmable-Showcas...
3) New sink - single bowl, w/ new faucet
4) Have a Licensed painter come in and shoot the cabinets with lacquer. They will look brand new and expensive!
5) Consider quartz counter tops from a 'pre-finished' counter place. There must be one somewhere close. That laminate screams old and cheap. Add a glass tile backsplash
6) Get rid of the blinds and the wood frame. Looks 80's-ish
7) New floor if budget allows
8) Air switch for the dishwasher
9) Get rid of the last cabinet across from the fridge in the first picture. It will make the kitchen seem so much larger.
10) Hang a cute pendant light over the sink with a separate switch.
11) Crown molding on top of cabinets?
12) Paint the walls something colorful...or at least an accent wall...?
That's all I've got for now, good luck!
2 Reply
Jules Aton
MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
1y
Be sure you aren't over improving but if in a decent market I would:

-Paint all the wood tone trim and cabinets white or off-white add modern hardware

-New light fixtures

-New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports
3 Reply
- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  1y
  Quote from @Jules Aton:
  
  Be sure you aren't over improving but if in a decent market I would:
  
  -Paint all the wood tone trim and cabinets white or off-white add modern hardware
  
  -New light fixtures
  
  -New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports
  
  I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....
  1 Reply
- Jules Aton
  MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
  1y
  Quote from @Bruce Woodruff:
  
  Quote from @Jules Aton:
  
  Be sure you aren't over improving but if in a decent market I would:
  
  -Paint all the wood tone trim and cabinets white or off-white add modern hardware
  
  -New light fixtures
  
  -New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports
  
  I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....
  
  You are probably right but if she's in a less than affluent area of town putting $8,000 into counter and backsplash is likely not a good investment.
  2 Reply
- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  1y
  Quote from @Jules Aton:
  
  Quote from @Bruce Woodruff:
  
  Quote from @Jules Aton:
  
  Be sure you aren't over improving but if in a decent market I would:
  
  -Paint all the wood tone trim and cabinets white or off-white add modern hardware
  
  -New light fixtures
  
  -New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports
  
  I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....
  
  You are probably right but if she's in a less than affluent area of town putting $8,000 into counter and backsplash is likely not a good investment.
  I was thinking more like 2,000 total for quartz counters and a nice backsplash.
  1 Reply
- Jules Aton
  MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
  1y
  Quote from @Bruce Woodruff:
  
  Quote from @Jules Aton:
  
  Quote from @Bruce Woodruff:
  
  Quote from @Jules Aton:
  
  Be sure you aren't over improving but if in a decent market I would:
  
  -Paint all the wood tone trim and cabinets white or off-white add modern hardware
  
  -New light fixtures
  
  -New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports
  
  I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....
  
  You are probably right but if she's in a less than affluent area of town putting $8,000 into counter and backsplash is likely not a good investment.
  I was thinking more like 2,000 total for quartz counters and a nice backsplash.
  
  Yeah my number was on the high end and retail. If you are able to get quartz counters and a slab backsplash for $2,000 that would be a no brainer.
  0 Reply
- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  1y
  Quote from @Jules Aton:
  
  Quote from @Bruce Woodruff:
  
  Quote from @Jules Aton:
  
  Quote from @Bruce Woodruff:
  
  Quote from @Jules Aton:
  
  Be sure you aren't over improving but if in a decent market I would:
  
  -Paint all the wood tone trim and cabinets white or off-white add modern hardware
  
  -New light fixtures
  
  -New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports
  
  I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....
  
  You are probably right but if she's in a less than affluent area of town putting $8,000 into counter and backsplash is likely not a good investment.
  I was thinking more like 2,000 total for quartz counters and a nice backsplash.
  
  Yeah my number was on the high end and retail. If you are able to get quartz counters and a slab backsplash for $2,000 that would be a no brainer.
  
  You can if your area has a 'pre-finished' slab yard that has pieces of slab with 2-3 edges prefinished. I've seen them for $200 for 8 ft pieces (nicer costs more of course). Then you pay for the install and hole drilling.
  1 Reply
- Christopher EspinozaPro Member
  Wholesaler · Long Beach, CA · Member since 2024 · 32 posts · 7 votes
  1y
  @Jules Aton how much do you think that will be ?
  0 Reply
Marci Stein
Rental Property Investor · New York, NY · Member since 2011 · 956 posts · 510 votes
1y
Paint the cabinets white .
put on beautiful new knobs .
add a backsplash to the kitchen and perhaps the bathroom
2 Reply
Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
1y
If this were my rental, I might think about adding deeper sinks plus a lot of self stick back splash tile, More than normal all the way to the floor and possibly a black faucet kit, (Knowing that the service life on the Black faucet is probably less than 10 years).

A nice big double length ceiling light and cloud type fixtures might be also a nice addition to really brighten up the kitchen when someone is out there making a sandwich before work.

https://www.sunco.com/cdn/shop/files/LED_Flush_Mount_Puff_Light_Fixture_-_47W_67W_-_4200_5150_Lumens_-_3000K_4000K_-_Cloud_Linear_LED_Kitchen_Ceiling_Lighting_Fixtures_for_Laundry_Craft_Room_Kitchen.jpg?v=1725485957

Personally I think those round little lights do not throw off enough light to make a kitchen a proper kitchen for a renter. And something that I like to offer is a well lit kitchen.

Just my 2 Cents.
2 Reply
- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  1y
  Quote from @Scott Mac:
  
  If this were my rental, I might think about adding deeper sinks plus a lot of self stick back splash tile, More than normal all the way to the floor and possibly a black faucet kit, (Knowing that the service life on the Black faucet is probably less than 10 years).
  
  A nice big double length ceiling light and cloud type fixtures might be also a nice addition to really brighten up the kitchen when someone is out there making a sandwich before work.
  
  https://www.sunco.com/cdn/shop/files/LED_Flush_Mount_Puff_Light_Fixture_-_47W_67W_-_4200_5150_Lumens_-_3000K_4000K_-_Cloud_Linear_LED_Kitchen_Ceiling_Lighting_Fixtures_for_Laundry_Craft_Room_Kitchen.jpg?v=1725485957
  
  Personally I think those round little lights do not throw off enough light to make a kitchen a proper kitchen for a renter. And something that I like to offer is a well lit kitchen.
  
  Just my 2 Cents.
  "Personally I think those round little lights do not throw off enough light to make a kitchen a proper kitchen for a renter."
  They really do nowadays, Scott. I've used them multiple times recently and they are even so bright, I recommend installing a dimmer switch to be able to mellow them out. Then you can even take them down to a very nice 'mood lighting'
  Of course you have to use the 5000k models (or maybe 4000k)
  1 Reply
Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
1y
There are flush mount LED light kits for $10-$20 that replace those “boob lights” in 5-10 minutes max. Most even have a “light temperature” switch inside them. As Bruce noted, 5000k is KEY. Even if you have recessed lighting, try some 5000k replacement bulbs. You will be amazed and never tolerate the horrible yellow light from cooler bulbs again.
For everything else, especially anything that will cost more than $200, check your competition. If you’re already nicer chances are you won’t collect an extra nickel in rent, though you may fill faster, but not if you;re already nicer. If you’re too far above the competition you may actually end up vacant longer and end up with a wash or a loss for the upgrades. Good luck.

1 Reply
- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  1y
  Quote from @Bill B.:
  
  There are flush mount LED light kits for $10-$20 that replace those “boob lights” in 5-10 minutes max. Most even have a “light temperature” switch inside them. As Bruce noted, 5000k is KEY. Even if you have recessed lighting, try some 5000k replacement bulbs. You will be amazed and never tolerate the horrible yellow light from cooler bulbs again.
  For everything else, especially anything that will cost more than $200, check your competition. If you’re already nicer chances are you won’t collect an extra nickel in rent, though you may fill faster, but not if you;re already nicer. If you’re too far above the competition you may actually end up vacant longer and end up with a wash or a loss for the upgrades. Good luck.
  
  "As Bruce noted, 5000k is KEY. Even if you have recessed lighting, try some 5000k replacement bulbs. You will be amazed and never tolerate the horrible yellow light from cooler bulbs again."
  
  Absolutely. You can add dimmer switches and take a 5000k light down to a nice dim glow. But you cannot make a 2000k ugly yellow glow brighter.
  1 Reply
Jaron WallingPro Member
Rental Property Investor · Indianapolis, IN · Member since 2018 · 4k+ posts · 4k+ votes
1y
It's hard to tell but that sink doesn't look very deep. The deeper dual sided or a modern square design with an upgraded facet would do wonders for that kitchen. Nicer sink, painted cabinets, and LED lighting is all we would do.

Really nice rental property!
4 Reply
Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
1y
Some 409 might scrub that closet door dirt and save you The price of a repaint on that tan closet door.

Look, if you're gonna be in this business saving a couple of Bucks here and there kind of adds up especially since your new renters will probably dirty that place up in about in about four months anyway.

409 also Works for little kids crayon marks sometimes too.

Good Luck!

2 Reply
Corey ConklinPro Member
Investor · Member since 2021 · 129 posts · 209 votes
1y
@Carli Brunner
What is the net between current rents and the premium rent after the improvements? Is it $100/mo.? $1000/mo.? It's easy to justify investments made if you can see the ROI so I'd start there.
Are you going to hire out the work? Or can you do it yourself? This will affect your ROI so it's something to consider.
My opinion. Keep the kitchen as it is and rent it out. I don't see the kitchen in it's current state deterring renters. Unless you are 100% confident that the upgrades will be paid off within 6-12 months I wouldn't do any upgrades to a perfectly functional kitchen. Renter's are hard on properties (you'll learn this quickly) so be wise on not just your upgrade selection but the timing of those upgrades.
Also don't just factor in the cost of the repairs on your ROI. Factor in the increased vacancy loss for improvements. If it takes an extra month to do the improvements that should be factored in to your costs.

0 Reply
Carli Brunner
OP
Member since 2024 · 9 posts · 4 votes
1y
The rent difference amounts to $600. I've already upgraded the kitchen cabinets with sleek black hardware and hired a professional to replace the existing flooring with luxury vinyl plank (LVP). Additionally, I replaced the outdated 90s bathroom sink with a modern quartz option, thanks to the help of my uncle, who’s a plumber. Thanks everyone for the input!
0 Reply
- Taylor Kendrick
  New to Real Estate · Member since 2024 · 31 posts · 14 votes
  1y
  Quote from @Carli Brunner:
  
  The rent difference amounts to $600. I've already upgraded the kitchen cabinets with sleek black hardware and hired a professional to replace the existing flooring with luxury vinyl plank (LVP). Additionally, I replaced the outdated 90s bathroom sink with a modern quartz option, thanks to the help of my uncle, who’s a plumber. Thanks everyone for the input!
  
  Thanks for your thread. It's been a great read. What do you anticipate the updates will cost you (or what have they cost you so far) by project's end?
  0 Reply
Pat Parrillo
Realtor · Milwaukee, WI · Member since 2014 · 147 posts · 73 votes
1y
Congrats on your first investment property, exciting stuff!

Since the kitchen’s already in good shape, small updates can really boost appeal and help you rent at a premium in Kenosha. Here are a few budget-friendly ideas:

• Cabinets: Paint them off-white for a clean, modern look or just add black or brass hardware for a quick upgrade.

• Lighting: Swap out old fixtures for a modern flush mount or pendant, big impact for little cost.

• Backsplash: Peel-and-stick tiles (like subway tile) can add style without breaking the bank.

• Wall Color: A light neutral like greige or soft white brightens things up.

Clean and updated, beats fancy, for the best bang for the buck.
0 Reply
Denette R.
Contractor · Los Angeles, CA · Member since 2025 · 21 posts · 8 votes
1y
Congratulations of your first flip!!! Since this is a rental I wouldn't put to much into it, and defiantly stay away from painting those cabinets white they're wood and in good shape and give it a warm feel I would just add a coat of lacquer to make them shine and hardware to update them. Swap out the countertops for quartz and add a new sink faucet and overhead lighting above the sink this will update the entire kitchen!
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