Orlando, FL · Member since 2016 · 10 posts · 0 votes
This is my first rental. The structure is a duplex with both sides identical. I need some suggestions for remodeling the kitchen. What to change, what materials to use, and suggested budgets. Thanks in advance for any help.
Investor · Louisville, KY · Member since 2011 · 1k+ posts · 1k+ votes
9y
@Jesse Scott - this is a pretty good looking kitchen for a rental property. Is this located in a very high-rent, high-demand area? If not, I wouldn't touch it personally.
The only way you'll seriously upgrade this kitchen is to redo the whole thing top to bottom which will cost a lot of money and probably not get you a lot more in rent.
Investor · Louisville, KY · Member since 2011 · 1k+ posts · 1k+ votes
9y
@Jesse Scott - this is a pretty good looking kitchen for a rental property. Is this located in a very high-rent, high-demand area? If not, I wouldn't touch it personally.
The only way you'll seriously upgrade this kitchen is to redo the whole thing top to bottom which will cost a lot of money and probably not get you a lot more in rent.
Architect · Papillion, NE · Member since 2015 · 1k+ posts · 840 votes
9y
I agree with @Michael Seeker as this looks nice. You need to understand "why is it necessary to change out a kitchen". If you want to spruce this up add a tile backsplash. The cabinets do not look damaged. You could spend $10k here and it might raise the rent $100? That's a little over 8 years to pay back and you want to be in that 2-4 year range typically or 7 years max. I would not even paint them because now you have a maintenance issue every few years. If its not broke don't mess with it especially when this is your first rental. Save your money!
Investor · Norman, OK · Member since 2017 · 101 posts · 34 votes
9y
I agree with the two posts above. However, if it is a higher-end environment you could upgrade the oven to get rid of the coils and a nicer looking sink and faucet. Otherwise, as mentioned above, the value added will take a long time to breakeven. Nice rental!
Orlando, FL · Member since 2016 · 10 posts · 0 votes
9y
Thank you @Jason Turo@Jim Adrian@Michael Seeker I was considering updating appliances and staining cabinets to add a more modern/updated look. Also thought about adding hardware to cabinets and a cheap backsplash. Thoughts?
Investor · Norman, OK · Member since 2017 · 101 posts · 34 votes
9y
I've never stained the inexpensive oak before, so I'm not too sure how that would turn out. I am guessing pretty dark, and dark probably isn't what you're wanting to go after. If it was my kitchen I would not add the hardware, it's just more stuff that is distracting to the eye in a small area. Less is more.
Personally, I would update the oven, sink, and faucet. I would probably also avoid the backsplash as it might not go well with the older counter tops. You could get some pretty fancy looking counter tops for $250 maybe if you install yourself. I would stop there after that.
Investor · Edmonton, Alberta · Member since 2017 · 2 posts · 0 votes
9y
I've painted over darker old (older then yours) cabinets and went white. Took several coats but turned out well. That being said, i think yours look great! Yes, they are oak, but helps they are in great shape. If you felt like you wanted to do something I’d consider
1) Tile backsplash
2) stainless steel appliances
3) Kitchen facet
4) cabinet hardware
in that order...
I had a property that really needs some updating but I but I thought I would list it for the weekend and see what sort of interest I get. Was able to get it rented no problem, gave me some time to save up to do the reno's next turn over.
Investor · Schaumburg, IL · Member since 2015 · 219 posts · 104 votes
9y
@Jesse Scott
Throw some hardware on the cabinets and drawers and call it a day.
If I have to recommend anything the flooring does not blend to well with existing scheme. Most importantly, how are the other rentals you would be competing with offering.
As others have mentioned the kitchen is in good shape. You need to figure out what your payback period would be for any capital improvements. You can calculate Payback Period by taking total cost of improvements and dividing it by incremental rental revenue.
Just to Clarify, lets assume you can get $1,000/month in rent as-is. If you replace the countertops to granite and it cost you $1,200. but then you can increase your rent rate to$1,100. You can calculate the payback period by taking $1,200 cost and divide it by the increase in rental rate of $100.00. Based on this example it it would take you 12 months to recover your expense ($1,200/$100= 12).
hope this helps.
Investor · Norman, OK · Member since 2017 · 101 posts · 34 votes
9y
I would go with one of the higher-end formica counter tops that have a "bull-nose". Most people can't tell the difference in quality compared to granite for 1/10 the price. Perfect for a rental. Take your pick:
1. Paint the cabinets with white oil-base, with nickel hardware (doorcorner.com). Use bright-white from sherwin williams so you can take unused cans back. Sand and prime the doors and bases with Zinsser 1-2-3. You can get a sprayer from harbor freight for < $200 and might be able to squeeze out just one gallon with a 211 tip (the sprayer comes with a 517 (exterior)). Maybe a white subway tile back splash with a grey grout closely matching the floor. The counters are going to clash no matter what you do. You can install porcelain tile counters with a wood bullnose super cheap as well.
2. Sink faucet.
3. Appliances. Facebook specials.
But if you can get market rent as it is and will still get the same market rent after the reno, don't bother for now.
Investor · Richmond, VA · Member since 2016 · 1k+ posts · 2k+ votes
9y
If I were you, I'd paint the cabinets, and get a new counter top and do a pretty backsplash. I'd suggest white so it blends in with the appliances. As others have mentioned, you don't HAVE to do this stuff, but if you want it to rent out quickly, whatever market you have, rich, middle or lower income-- everyone loves a good kitchen!
Investor · VA · Member since 2015 · 19 posts · 4 votes
9y
Personally I would replace in this order with more changes for higher end markets-
1) Replace the old fluorescent kitchen light that screams early 90s that makes everything look terrible and pop in a few recessed LEDs. I would do this even if it was rent neutral because it's cheap, easy to do and makes the place more rentable. (surprised no one mentioned this yet)
2) Paint the cabinets white and white subway tile/grey grout- details laid out by @Justin Fox
3) Depending on market, switch out the laminate for either formica calcatta marble laminate, whichever cheapest granite remnant or quartz.
Investor · Juneau, AK · Member since 2015 · 980 posts · 741 votes
9y
If this is a mid-level (not luxury) rental, I would probably be in the "don't do too much camp" (maybe very minor cosmetic stuff).. Lots of good advice here already...
About everything looks, from the photo, like it has some useful life left.
There is some risk in over-remodeling. And beware the domino effect--where you pull or improve one thing and then see you need a new this and that... and heck, you may as well do the flooring and so on....easy to find yourself in a full on remodel without clear, crisp stopping points.
I do get the sense you are going to "do something" in the excitement of your first rental and this is a sign of a good landlord. Pride of ownership--a good thing... But I think you might at least want to wait a bit...
Maybe look at the comparable rentals nearby and see what level of finishes they have. You may be right in line with the competition already.. Or you may see you need the updates...
If you can get a good tenant with this kitchen in your market, I would put my plans on hold....
Plus, keep in mind this is your first rental (no tenants yet?) and you may want to let the property season some and become accustomed to that old landlord bugbear of "wear and tear"... Maybe you get a wear and tear specialist as an early tenant, then you will be glad you kept the more dated kitchen for sure...
Let's go forward six months and imagine your first tenant drops a heavy pan of something on the counter.... Much better to have it crack this existing counter than the new one...
And that kitchen will still be there to remodel at the next turnover...
What does your ideal tenant look like? Given the neighborhood, unit size, quality, parking, yard, school district, walk ability, pets?, price point, commute to empolyment centers, etc, who do you think is likely to rent the place?
Try to figure out what demographic is likely to be interested in your unit, then you will have a better idea of how it should be built out.
Know your customer and you will have a better idea of what your unit needs.