How would you renovate this kitchen (picture attached)?

Question

We just closed on our first rental property and need to give it a face lift. While we have cash for renovations, I'm inclined to spend as little as possible. My husband, on the other hand, would love to completely gut this kitchen. This is a foreclosure that is a cosmetic mess right now, yet we already have a tenant interested in signing a lease now that would begin Oct 1 at $1000/month. The bones, size, and layout of the house are excellent, and it is on a nicely fenced piece of land.  I think that the reality is this house can only earn so much whether it has a freshly painted kitchen or a $50,000 kitchen. We can't change the neighborhood. It has a partial view of the river (awesome), and also has very, very low income housing just down the street (less awesome).

Considering this information, my instinct is to do the following. I'm interested in what experienced landlords think.

-New white appliances. We might be able to salvage the dishwasher.

-Add trim (picture above) to existing cabinets and paint a slate grey. Remove that dated trim piece (it is barely nailed on). Replace hinges.

-Paint walls a neutral color

-Update lighting under the cabinets and on ceiling

-Replace floor

-Leave the sink and counter

The biggest point of contention is whether or not we should replace the cabinets. They are dated and it would be easier to do the work now, but I wonder if it is worth it.

Johann Jells · Answer

I agree with black appliances and painting the cabs if they're solid. I wouldn't mess with adding the trim. If you're DIY types a granite tile counter and a ceramic or porcelain backsplash is cheap for materials and looks great.

Here's a before and after of one of my units. That ceiling is silver painted plastic tiles in a drop ceiling grid instead of fibreboard, I couldn't get rid of the drop ceiling easily. I also added a 18" DW with a butcher block on top on the end.

Walt Dockery · Answer

If the cabinets are functional and it's not in a location that will command high end rents, I'd leave them, maybe paint them and as you said new hardware. Cabinets are expensive.

Even appliances, if existing appliances work not sure I'd replace them.

Johann Jells · Answer

I stopped buying used appliances when I decided I never wanted to haul a refrigerator up and down to the 4th floor again. Even water heaters are becoming problematic. The retailers do all the schlepping, and for me it's worth it. If I hired just some guys to do it for me they'd destroy my stairwells, professionals know how to do this.

Jamie Brayton · Answer

You guys are so good. I love all of these ideas.

I think our revised plan is to paint, remove the scalloped trim, look into adding a shelf for the microwave, replace the hardware, and put in new vinyl floor (the old was peeling and lifting).

As for appliances, I'm now sold on the black for the future but I think I can salvage the white dishwasher... how terrible are white appliances?

Jeffery Waicak · Answer

the rent won't change,  but the renter may stay longer with some work in there. If you're doing the work, maybe do the moulding then paint, add new pullsIf I were to replace the appliances,  I would go used stainless. I would possibly do laminate counters from Menards. Maybe a backsplash if I got some cheap (<$4/') mosaics.

Mark B. · Answer

If you have a tenant interested with it in its current condition and the tenant has been properly screened and checks out... i would do the bare minimum.  like @Deanna McCormick said, its a can of worms.  I would make sure its thoroughly cleaned, walls patched/fixed if there are any holes.  That alone will make it feel much nicer in therei started work on one of the units in my first property a few months ago and it snowballed fast.  what should have been carpets and paint turned into close to a full gut job.  I'm definitely not getting my money back for the work i did, i just got carried away and was learning how to do all of the stuff (which i guess does have some value in itself)

Lee L. · Answer

It looks ok. I don't think I'd do anything.

Deanna McCormick · Answer

Can of Worms once you start you will want to redo everything so put the brakes on now.

Paint is the least expensive tool you have.

I'd paint cabinets, switch out hardware.

Take the scallop trim off above the sink,

New lights for the room OK  But.. NO new under cabinet lighting,, to much wiring and it's really not a rental feature you'll get a dime out of.

If your going to leave the counter and sink then I'd also leave the floors as is unless you can tile right over what's there.

Thomas S. · Answer

Less is more when it comes to investing in rentals. Maximum return is what should drive every financial decision.

If a expense does make a profit, except for necessary repairs you do not spend, the money.

Paint, replace floor...done.

Also you should be shopping for good quality used appliances. Remember as soon as a tenant turn over occurs new appliances become used so you should be saving the money now by purchasing good quality used at 1/2 the price of new. 1-2 years old will last as long as new.

How would you renovate this kitchen (picture attached)?

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