Sacrificing a bedroom to add a bathroom, worth it or not?

Question

Hello, I am currently deciding whether to add a bathroom to a Victorian flat we will be putting on the market for rent. It is a 1,350 sqft 7 room flat in the Dobuce Triangle area. Currently it has 4 bedrooms with only one bathroom. Not sure if it would be more valuable to add an extra bathroom and sacrifice a bedroom. Or just to keep in original format with 4 beds and 1 bath. We are expecting to rent that place for around 5-6K monthly, so it will be a higher end rental.

The negative side of adding a bathroom is that it will make it more likely that the place is going to be subbed out to multiple renter vs a family .

Nathan Gesner · Answer

Study your market to determine what the higher demand is and act accordingly. A second bathroom sounds nice but maybe the need for your market is a fourth bedroom. Don't base it on the advice of strangers like me that know nothing about your local market.

Amit M. · Answer

are you talking about a full renovation and redesign to the entire unit? To rent to a well off family? If so, that could make sense. If not, I’d go the roommate route. Middle class family in SF = potentially long term tenants under RC = shooting yourself in foot imo.

Chris Power · Answer

I’d say it depends on your ideal persona to rent to. Families may value the extra bathroom over the extra bedroom. If you’re renting to a family, you could still charge the same for 3/2 bed/bath as you would for 4/1. IMHO

Drew Y. · Answer

@Amit M. Thanks Amit, I was am a little torn as techies might not fit the profile of the building and would have more "foot traffic" than if we were to rent to a family.

Amit M. · Answer

roommates are preferred to a family imo, and in that location you’ll get good techie tenants all day long. Just DO NOT allow subleasing or Airbnb, etc. make it clear to them. Interview and qualify all 4 roommates. Then in the future if one leaves, allow them to find another suitable roommate, as long as they will meet your qualifications. So I’d keep it 4br. I think it’s worth more money as a 4/1 vs a 3/2, especially as the older flats don’t have the master suite, etc.

Ray Harrell · Answer

definitely add another bath. Even single professionals want two bathrooms, especially if one is en suite master. I can't imagine paying even over $1,000 for just one bathroom. 3 bedrooms is plenty for a small family. 4 bedrooms is a large family = LOTS of wear and tear. When I convert my building I'm going from a 4 bd 1 ba to 2 bd 2 ba. Singles and couples.

Sacrificing a bedroom to add a bathroom, worth it or not?

Sacrificing a bedroom to add a bathroom, worth it or not?

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