Need Help with Kitchen Layout for a Flip!

General Real Estate Investing
5yFollow

Need Help with Kitchen Layout for a Flip!

Mariel Painter-ChapmanPro Member
New to Real Estate · Pittsburgh · Member since 2020 · 8 posts · 8 votes

Hi BP! Need some help from the community about deciding on a kitchen layout for a flip. This is our first flip, it's outside of Pittsburgh, PA, and ARV is about $375k.

We are debating between these three designs, keep in mind the kitchen window on the back wall is existing. #1 is the cheapest option, but my concern is it will look weird with the stove off center and be too cramped in that corner. #2 Is about $1.5k more expensive, and we would be losing the window in order to center the stove. As it stands there is a moderate amount of natural light in the space, not a ton but it's also not a cave. #3 would be about $2.5k more expensive with a down-draft range but we get to keep the natural light from the window. The last pic is another rendering of option #1. Let me know what you think and thanks in advance!

1Reply
184 views

Most Popular Reply

Justin Hoggatt
Investor · Morrison, CO · Member since 2015 · 221 posts · 177 votes
5y

I say go for #1.  It's a flip, stay with cheaper - it still looks good and natural light wins every day!

5Reply
See this reply in the discussion

48 Replies

Jump to latestLatest
  • Aria Azarli
    Flipper/Rehabber · San Diego, CA · Member since 2021 · 18 posts · 6 votes
    5y

    @Mariel Painter-Chapman

    #1 for sure! But if you are looking to stretch the budget, #3 is the way too go!

    0Reply
  • Liz Garcia
    Flipper/Rehabber · Cedar City, UT · Member since 2020 · 6 posts · 3 votes
    5y

    @Mariel Painter-Chapman

    #1 cheapest option for the win! A range in the island is not a good choice for families with kids and it makes the venting an issue. In flipping you want to keep away from giving yourself another issue to deal with. Same with eliminating the window just another issue you have to deal with. Keep it simple.

    1Reply
  • Owen Hehmeyer
    Member since 2018 · 31 posts · 26 votes
    5y

    @Mariel Painter-Chapman

    I have a downdraft vent and they really do not work well. Paying more for a downdraft is bad. Drop it. Option 1 is strange layout. The triangle is bad. Option 2 is the best kitchen layout. I think it is a pretty easy call. You can add light with attractive undercabinet lightning. Modern LEDs with 5000k are amazingly bright. I personally also like No 4 because I hate downdraft, but I think that is me. No 2 for the flip, not no 4.

    1Reply
  • Justin Capps
    Real Estate Broker · Indianapolis, IN · Member since 2016 · 32 posts · 12 votes
    5y

    I prefer #3. But I haven't seen it asked yet. Which direction does the right window face? I'd say if it faces North or faces directly at a neighboring house, I don't believe the natural light appeal matters as much.

    0Reply
  • Ben Waldman
    Member since 2020 · 4 posts · 3 votes
    5y

    @Mariel Painter-Chapman

    What program/app did you use for the visualization?

    1Reply
  • Fi Scope
    Flipper/Rehabber · Member since 2009 · 20 posts · 8 votes
    5y

    I like #4.  You get the work triangle and don’t lose any of the windows.  Unless the property is at a higher price point, I wouldn’t pay for the downdraft. Also, I did a layout similar to #4 in my last property and received four offers and a few people even noted they specifically liked the hood.

    1Reply
  • Patrick Knapp
    Contractor · Wake Forest, NC · Member since 2019 · 138 posts · 132 votes
    5y

    If your market is like Raleigh, NC or any city in the US it doesn't matter at this time because of how fast everything sells. I suggest your fourth revision if it saves you cash. 

    0Reply
  • Stephen Bennett
    Contractor · Raleigh, NC · Member since 2019 · 56 posts · 14 votes
    5y

    @Mariel Painter-Chapman

    What program are you using to create the layouts? This is super helpful!

    0Reply
  • Leora Merrell
    Rental Property Investor · Member since 2019 · 276 posts · 235 votes
    5y

    1. I’m a mom with lots of kids and I hate the idea of them sitting at an island that shares with a stove top. Our neighborhood has that in all the models and all of us hate them.

    0Reply
  • Patty C.
    Homeowner · CA · Member since 2014 · 125 posts · 33 votes
    5y

    Pay the extra for either #2 or #3 because, in my opinion, you will get more than the money paid and more buyers' interest. The kitchen for most people is the heart of the home and can be the deciding factor.

    What do other homes on the market have in their homes, and what is the price point? 

    #1 feels crowded and throws the energy off balance for those cooking and those who are in the space. The cook is going to be bumping into the corner cabinet. It feels crowded. It would be a turn-off.

    #2 feels balanced and makes the room more functional. Some light is lost, but storage is added, the cook gets added workspace from the corner, and more room for someone to use the sink. The generous counter bar is kept for a variety of uses and people can congregate there.

    #3 feels balanced and makes the room more functional than #1. The light from the second window is kept, but the added cabinet for more storage is lost. A lot of counter space is added and there is more room for two people prepping food in that area and invites people to stand against the counter spaces. There is some workspace lost with the downdraft cooktop, but the cook can talk to people at the counter, a social space with the cook. 

    Some people like this set up and some don't. What is the preference of the people in your market?

    If it is a hot market and not many homes for sale, you don't need the additional touches, but it is still important to make it functional and keep as much natural light as possible.

    I'd vote for number #2 followed by #3 and not do #1.

    Good luck!

    0Reply
  • David Dachtera
    Rental Property Investor · Rockford, IL · Member since 2014 · 4k+ posts · 2k+ votes
    5y

    @Mariel Painter-Chapman,

    How big a deal would it be to lose the tall storage cabinet, put the fridge there, and put the stove next to the dishwasher so it's still on an outside wall?

    ... or put a slide-in stove in the island with a vented hood? (Makes the vent a bit more work, but ...)

    My $0.02 ...

    0Reply
  • Stacy D JacksonPro Member
    Flipper/Rehabber · Kansas City, MO · Member since 2020 · 13 posts · 1 vote
    5y

    @Michael Plante

    Hi Michael

    Would you mind sharing that patio design and a pic. I love the outdoor living space and the cost.

    1Reply
  • Stacy D JacksonPro Member
    Flipper/Rehabber · Kansas City, MO · Member since 2020 · 13 posts · 1 vote
    5y

    @Mariel Painter-Chapman

    I would go with #2 and change the hood to a microware hood option. You'll probably save enough to get rid of the window.

    You'll be the only one who will miss the window because you know the change. Buyers will appreciate the style and functionality.

    0Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    5y

    I like option 2.  I would not put a microwave over the stove-keep it as a normal range hood.  When the microwave breaks, it is a pain to replace it.  

    You could still do option 1, but put a regular rangehood/fan over it and a small cupboard above that. That will help with the continuity and allow you to keep the window-I like the light.  It will make it seem more balanced.

    I also like Scott Mac's solution.  I don't like the stove in the island plus there would be extra costs moving the electrical.

    0Reply
  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    5y

    @Theresa Harris  where would you put a microwave?  I have seen people put them in islands and that isn't great either.  I don't see any other good solution. 

    0Reply
  • Ken Naim
    Investor · Lake Worth, FL · Member since 2016 · 233 posts · 140 votes
    5y

    @Mariel Painter-Chapman #2, 1 will lose some potential buyers for sure. If there is room in the budget or you can save somewhere else then #3.

    0Reply
  • Bonnie LowPro Member
    Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
    5y
    I think #1 is a good option. Even though the stove is sort of in the corner, you still have an efficient work triangle. I wouldn't put it in the island because you'll constantly be battling grease and splatters when you're cooking and people want to sit at the island. It has to be a VERY big island to accommodate a cooktop safely. One note on design #3, it looks like your doors open the wrong way on the tall 3-door pantry on the RHS of the kitchen. Keep the window if you can. Most people want natural light.
    [email protected]
    0Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    5y
    Originally posted by @Colleen F.:

    @Theresa Harris  where would you put a microwave?  I have seen people put them in islands and that isn't great either.  I don't see any other good solution. 

    I've also seen it in the island.  You could do a shorter cabinet with a shelf under it for the microwave.  Still sort of built in in that it has a special cubby hole off the counter, but more versatile as you can put in any microwave ...or leave it for other things.

    0Reply
  • Mariel Painter-ChapmanPro Member
    OP
    New to Real Estate · Pittsburgh · Member since 2020 · 8 posts · 8 votes
    5y

    Thanks for the feedback, everyone! A lot of good points, and a wide variety of opinions. Looking at the comps, only two have cook tops in the islands, and most have the microwave above the stove combo. So right now were leaning towards #1 because it's the most affordable and keeps the natural light, but with a microwave above the stove. In the other renderings we were going to put the microwave in the island (although that's not my favorite either because I think it's too low). The island cooktop with and without the range hood seems too polarizing, either people love it or they hate it.

    @Austin G. the program I used is Live Home 3D Pro, I like it because it's user-friendly and affordable. It's not as exact or professional as other programs, but it does the job for us!

    1Reply
  • Barb Asay
    Rental Property Investor · Member since 2018 · 64 posts · 40 votes
    5y

    @Mariel Painter-Chapman

    Someone may have already suggested this and if so I apologize.

    Have you considered putting your fridge where you have pantry cabinets? Would have to play with the layout of the dishwasher etc.

    Also, was the cost of closing in the window calculated in? If you arent doing new siding that will be an added expense to do a good patch job.

    0Reply
  • Bridget Trisch
    OH · Member since 2021 · 1 post · 0 votes
    5y

    @Mariel Painter-Chapman

    #1 Saves you money, lots of lighting and is actually quite functional. My current house (which I didn’t design) has a similar sink/stove layout and I love it.

    0Reply
  • Vin Vomero
    Member since 2019 · 8 posts · 7 votes
    5y

    I like #3 the best. We have a stove in the island and absolutely love being able to talk/entertain while cooking and not just staring at a wall. You will need a hood over the range so you do lose some line of sight but we love it. 

    0Reply
  • Alex HilemanPro Member
    Real Estate Agent · Pittsburgh, PA · Member since 2023 · 225 posts · 147 votes
    2y

    Which design did you end up going with?

    [email protected]412-804-1171
    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free