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.
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.
Leave the boxes and buy new doors to match. You can get new doors pre-finished pretty cheap and the doors will cover most of the unmatching frames. This I think would be a good mid range fix.
@Martin Neal hey I had a similar problem. My problem was the vanity and windows which were rotted and the tenant who was willing to move in long term (2) year lease Hated it and so did all the other potential tenants so I made an agreement I would fix certain things as the rent came in to help me carry the costs of the fixes . Made a contract and we signed it and as the rent came in I was a man of my words and fixed the old vanity and windows. Tenant was happy and ended up staying longer then expected and my house had a nice fresh look as far as the Bathroom and windows went. What this all
Means is , I’d show the unit and if more then 3 people say what da heck with those cabinets ? I’d tell them hey I will re do them a few months if you sign a 2 year lease, and have the new cabinets in writing to show them you’re serious . Just my two cents ! Cheers
With your black/stainless combo, I'd paint base cabinets black and install stainless hood to tie in the s/s fridge. While grey/blue cabinets may be too trendy, the overall color temperature cycle is definitely moving toward cool. I've noticed over the decades that warm/cool cycles in decorating are more useful to notice than particular color trends. I agree that nickel hardware would be a good look as well. I think you'll end up with a really good looking space. I don't think I'd waste time getting a 'market survey' on something that you know is obviously make-shift looking.
Hi Martin, I'm a kitchen designer in DE and a real estate investor. I'ts hard to tell from your pic, and I haven't read any more of this thread, but what bothers me most about your kitchen is the shine on the cabinets and the need to tie the beige floor in with the grey/white counters/tile ( I would have picked something a bit warmer to pull them together naturally).
Assuming you're keeping the cabinets (and yes, your market client matters in that decision, what's your market, your rent expectation?), I think you can help the styling with some black accents and maybe a chunky shelf over the sink, and some cool hardware (even if it's not "needed"). I've posted pics of a similar theme I did in one of my rentals. I made the shelves of lumber, have darker grout like you, and actually chose a similar cabinet color for durability AND believe it or not, wood is back!
I'm not a fan of painting cabinets, as the finish is not the same as a factory finish, and WILL wear easily.