Rent Value dropoff when shared kitchen

[Tim Niemela]

Hi,

Background:

I am currently renting a property that I own, live in, and have 2 roommates that are friends. (Unrelated: This property has 2 homes on the land and the other one is fully rented) Eventually I will have to rent the additional rooms to people that I did not know before. The house is a 4 bedroom 2 bath and I will rent the 2 upstairs rooms (kitchen upstairs). Both upstairs and downstairs have separate entrances.

Question:

If, let's say, a 2 bedroom 1 bath rents in my area for X what kind of rent drop-off would there be if I (from downstairs) will need to use this kitchen as well?

These 'tenants' will be roommates since we will be using the same kitchen and items. But the kitchen is the only shared space.

...just curious if anyone else in this sort of situation or know what rent value would be?

perhaps 90% of X instead of X because of the shared space?