Kitchen Help: This cabinets did not turn out as expected!

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Kitchen Help: This cabinets did not turn out as expected!

Martin NealPro Member
Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes

Hello BP Sorry for the errors in advance, accidentally pressed post before I was ready. I'm renovating a kitchen and the cabinets did not turn out as expected. I brought the top cabinets and tried to save/salvage the bottom cabinets. I had both cabinets sanded and stained and this was the results. This is a 2 bedroom rental that I expect to bring in $1000-$1100 a month on the south side of Chicago. I wondering how I should proceed. 

Option A: Leave it as is (Cost $0)

Option B: Have the cabinets professionally painted gray, black or blue ($950-1200)

Option C: Buy new Expresso cabinets ($1800)

I'm a strong believer in "the style of your unit will attraction a certain type of tenant". I don't want to attract a bad tenant who likes mediocre or substandard quality but I don't want to waste money if this is an acceptable kitchen either. I have hardwood on the first floor and laminate on the second floor.  What is your opinion?? Thanks in advance.

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Mike McCarthy
Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
7y

Prime, paint, and add some nice hardware. Paint white or gray, whatever works with the rest of the apt.

Not worth full replacement, but definitely worth fixing. I would also add some trim or more backsplash around the stove. That looks half-completed as well.

21Reply
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  • Wayne Brooks
    Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
    7y

    Well, do something....that just looks “wrong”.

    4Reply
  • Mike McCarthy
    Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
    7y

    Prime, paint, and add some nice hardware. Paint white or gray, whatever works with the rest of the apt.

    Not worth full replacement, but definitely worth fixing. I would also add some trim or more backsplash around the stove. That looks half-completed as well.

    21Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Mike McCarthy Thanks Mike. Hardware is coming but it was not put on just yet.

    1Reply
  • Michelle ShriverPro Member
    Rental Property Investor · York Haven, PA · Member since 2018 · 49 posts · 39 votes
    7y

    If you could put a little curved shelf to the left of the cabinet above the stove on which one could put cookbooks or something decorative it would be an inexpensive way to make that area look more finished.  The underside of the shelf would be even with the underside of the cabinet.

    What about a charcoal filter range hood?  It would fill up the space above the stove.  Also, continue the tiles down the left of the stove to the baseboard.

    Agree with painting, dark blue or gray and adding hardware.

    Looks good, you're almost there.  Good luck!

    9Reply
  • Natalie Schanne
    Real Estate Agent · Princeton, NJ · Member since 2016 · 1k+ posts · 1k+ votes
    7y
    @Martin Neal The differential doesn’t bother me. Why don’t you advertise the place on Zillow and/or craigslist and/or Facebook marketplace and do some tours and get feedback. If you have an open house and people keep commenting to each other about the kitchen, then ask what they’d do to change it. Personally I don’t want painted cabinets in my rentals. They wear a lot worse than stained cabinets. Stained oak is the “older” look than white cabinets, but I think the grey and blue cabinets are too trendy and you’ll have to change them later. Remember white cabinets show lots of dirt. I put brushed nickel hardware on chocolate stained cabinets and changed a laminate top for granite ($35psf) and was happy with the tenants I attracted.
    9Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Natalie Schanne That’s a good idea. I took the photos so I could start advertising for rent. I like to do the same with my rentals as you do. I’m getting about $35psf for granite as well. Thank you!

    1Reply
  • Brian Pulaski
    Flipper/Rehabber · Montgomery, NY · Member since 2016 · 2k+ posts · 1k+ votes
    7y

    I think the end product looks like you tried to match cabinets and it didn't work. I agree with repainting them if you are really looking to shave pennies. Personally a lot of that kitchen looks thrown together, there should be a microwave/hood over the range with that much space above, there should also be something blocking the end of the range (personally I would have built a very short, maybe 6", wall there). The base molding at the range doesn't line up, the cabinet over the fridge is wider than the fridge and the one below it, and does the cabinet/drawer next to the range open, or does it hit?. If this were my kitchen I would rip them out and go with cheap new cabinets. If you are looking for cheap and acceptable, prep, paint, HW and try and get a renter who doesn't care.

    5Reply
  • Greg M.
    Rental Property Investor · Los Angeles, CA · Member since 2017 · 2k+ posts · 5k+ votes
    7y

    I don't know the south side of Chicago market, so I can't say is this is what someone would expect for a $1,000-$1,100 place. I can only base my opinion on what I think of the kitchen. Unfortunately, the whole kitchen just looks wrong/off. Even ignoring that the cabinets don't match, everything just looks like it is set up incorrectly. It looks like it was designed for two refrigerators and no stove.

    The stove is blocking cabinets and countertop and it appears that it is missing a small partition wall. The cabinets above it also seem to end prematurely. You probably want a vent hood.

    The refrigerator doors open toward a wall. There is another door there that opens toward the refrigerator. This just seems uncomfortable.

    I think you have too many colors (gray/blue walls, brown cabinets, steel refrigerator, black/steel stove, gold/cream floor and door, white subway tile with a dark grout, and what appears to be a white and blue or gray countertop) competing with each other.

    I can't figure out what to do with this, but if you're willing to spend some money on new cabinets, I'd suggest you get a professional designer to redesign the entire layout. Big box stores including Lowe's and Home Depot have people who will do this for free, as do the smaller boutique stores.

    2Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    7y

    I'd add a vent hood (stainless to match the stove and fridge) or a self venting microwave made to go over the stove.  You can then paint the cabinets.  Two options-uppers and lowers different colours (e.g. uppers white and lowers a lighter medium grey or something that goes with the floor), or both a lighter colour.  Based on the photos, it looks like you chose a grey grout on the back splash and a beige floor.  I'd definitely do a white or very light colour for the uppers as it will make the bulkhead less noticeable.  

    Once the hardware is on, the cabinets are painted and a vent hood added above the stove, it should pull together nicely.  Hopefully the hardware for the cabinets are similar colours as the appliances.

    3Reply
  • Lee Bell
    Real Estate Appraiser · Isabella lake, CA · Member since 2018 · 628 posts · 491 votes
    7y

    I feel like the top and bottom cabinets look close enough. You are not going to live there. But if potential renters balk, then paint them, or something. A microwave over the stove would be nice, but I don't know it would be worth the expense.

    3Reply
  • Dante Pirouz
    Investor · Almont, MI · Member since 2015 · 361 posts · 302 votes
    7y

    Stain them a dark gray. Stain is more forgiving than paint on cabinetry I've found and the dark color will make the backsplash "pop." It'll look farmhouse style. I definitely wouldn't put in new cabinets because the structural part of them is good!

    2Reply
  • Dennis M.
    Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
    7y

    If it was A class neighborhood I’d paint them with sherwin Williams agreeable gray ..if it’s B class or C I’d just leave them alone . It’s obvious because it’s been pointed out to us . I would suggest an 80$ economy Vent free stainless range hood for over the stove regardless . The range hood is a must to fill in that big empty area and the renters will surely appreciate having a vent and light over the stove when cooking. I just installed one this weekend and my tenant was ecstatic to keep the smoke / steam at bay when they are frying

    4Reply
  • Brian Ploszay
    Investor · Chicago, IL · Member since 2009 · 1k+ posts · 1k+ votes
    7y

    Interesting to see the criticism of this kitchen from posts.  I own properties in this market.  More often than not, the areas are below average income.  And I do not believe in over-investing into the finishes.  So this kitchen does not offend me.  And the objections of tenants would probably be less of the look, and more of the size.

    1.  The kitchen was not poorly designed except for the corner by the stove.  But you inherited this.  It simply is a small kitchen.  The stainless appliances and subway tile are nice for the area. You have an undermount sink and probably a quartz countertop.  The actual cabinets are nothing special.  The top look like Shaker style.  The bottom looks like stuff you'd buy at Home Depot.

    2.  On the South Side, the tenant you want to attract might not care so much about the deficiencies of these cabinets.  My criteria is not to get upscale  tenants, but stable, paying and long staying.  Clean and well paying if possible.

    The kitchen is done.  Go with it and remodel it down the road.  You're losing more rent if you do another kitchen remodel.  

    12Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Brian Pulaski

    You are right about trying to make them match and it didn’t work. I intend to put hardware and a hood up but took this picture after seeing this for the first time. The cabinet does hit the stove and I didn’t realize it until shortly after buying the stove. I want to move the stove all together because it’s so weird where it is. I’m getting close to the end of my budget but I will happily spend it to fix this design problem. Thanks for your input.

    1Reply
  • Luke Hoffmann
    Rental Property Investor · Dubuque, IA · Member since 2015 · 26 posts · 15 votes
    7y
    @Martin Neal I use gel stain on many of my rentals and turn them espresso color. You can just scuff the top coat and apply. Super easy and it looks so nice. Wears like stain also.
    3Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Greg M.

    You’re right about the entire kitchen being off. Again, I tried to save some cabinets, save the flooring, make it all come together and it didn’t work out as planned. Normally I try to redo everything to ensure it all flows and match but it didn’t work here. I hate the brown tile and probably need to re-tile the entire kitchen. In other townhouses, the stove is where the fridge is and vise versa. This is a class C property so I didn’t want to go overboard. A hood will be placed over the range.

    1Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    7y

    I can't believe it costs so much to paint so few cabinets, even with a professional. If that's correct, I would probably replace them and sell the current set to try and recover some of my expense.

    The DIY Landlord Book4.7247 Reviews
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    1Reply
  • Marian Smith
    Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
    7y
    @Wayne Brooks espresso is on the way out. Get a slightly darker of the same color of general finishes gel stain and lightly brush a feathered coat on to pull the two halfs together. Then add hardware to make them appear matched even more.
    1Reply
  • Lee Bell
    Real Estate Appraiser · Isabella lake, CA · Member since 2018 · 628 posts · 491 votes
    7y

    @Martin Neal

    You hate the brown tile, but maybe the tenants don't care, and say meh.

    Don't over improve is my thought. 

    Save the fancy stuff for your own house. ;>)

    4Reply
  • William Coet
    Lititz, PA · Member since 2013 · 595 posts · 272 votes
    7y

    Will you need to do wiring for a hood or over-the-range microwave?

    1Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Brian Ploszay

    Thank you so much for input! It means a lot considering you have properties in the area. This kitchen actually isn’t a bad size, it’s 15x10. I’m standing in the open area we’re it’s a eat-in kitchen. There are limited cabinets but I’m sure you have seen less! I completely agree with finding a tenant who is stable, paying, clean, and cleaning.

    1Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Nathan G. I agree. It should cost less!

    0Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @Lee Bell I agree, which is why I left them there.

    0Reply
  • Robert Stanley
    Contractor · Atlanta, GA · Member since 2019 · 3 posts · 4 votes
    7y

    @Martin Neal definitely stain... oak won’t take paint well. Even with a good sanding / base coat & 2/3 coats of lacquer. The grain will still show. You can use a weathered grey stain that will look fantastic on those cabinets.

    3Reply
  • Martin NealPro Member
    OP
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    7y

    @William Coet No, the wiring and duct is alright in that cabinet over the stove, just have to install it.

    0Reply
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