Enhancing curb appeal for an ugly building

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Enhancing curb appeal for an ugly building

Sonam Gill
Rental Property Investor · San Francisco, CA · Member since 2019 · 16 posts · 14 votes

I recently picked up a 4-unit block construction building in Columbus, OH and wanted opinions on increasing the curb appeal without breaking the bank (photo of ugly building below). Two ideas I had:

- Designate an area for tenants to park their cars, and block off the front from parking using landscaping and/or building out a porch seating area of some sort.
- Cover the block exterior with a more attractive (and less prison-like) exterior. So far the top two options I have come across or have seen on neighboring properties are stucco or siding (vinyl or fiber/cement). I am an out of state investor, so understanding what materials work best in an Ohio climate would also be a factor I would want to weigh.

Any opinions or comments would be appreciated.

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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
6y

Hi Sonam,

It looks like it might be in a tougher area of town?

If it were mine I (MIGHT) spray it white, and put shutters on it and add windows in place of the boarded up openings.

As well as add a see through commercial style door on both ends of the hallway (rape and other attack prevention) if the area called for it.

Cement a few park style BBQ's into the ground on each side (split them up to prevent tenants arguing) and park style trash cans chained to the ground (with lawn personnel responsible for changing out the bags).

A repave and paint of the lot (might be a lender requirement).

A commercial awning with WELCOME on it (in a bad neighborhood not everyplace seems welcome).

The building name and address (easy for Police and visitors to read from the road).

Some leasing signs and good look at the roof regarding replacement (for leaks) because the building looks neglected.

Good bright lighting (up high on the building) around the building and parking lot at night, and no bushes (hiding places for attackers).

I said (MIGHT) above, because I'd need to take a drive around the area and see the competition, to decide what I wanted to offer to make the building competitive without overspending.

Also, I'd do that drive and crunch the numbers on it before being locked into a purchase contract for it, because it might be a pass instead of a buy.

 Good Luck!

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  • Erickson Sainval
    Investor · San Diego, CA · Member since 2019 · 326 posts · 266 votes
    6y

    -Pressure wash outside building, some paint

    -Remove all the excess stuff sitting outside

    -Kill all weeds and fill cracks

    -Pressure wash parking, add Lines for parking

    -Some mulch and nice plants

    In that order...

    5Reply
  • Bjorn AhlbladPro Member
    Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
    6y

    @Sonam Gill you are right that is an ugly building! I would paint the outside in a light color and install contrasting window shutters. That front door is screaming for some love-probably same contrasting color as the shutters. Paint common areas indoors too. The parking lot needs a coating and line painting. General clean up. I would do shrubbery and some lawn care-but then you will need a service contract.

    Enquire with the local trades for the best products to handle changes in weather and snow removal etc.

    Are you going without a PM on this project? All the best!

    1Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    6y

    Hi Sonam,

    It looks like it might be in a tougher area of town?

    If it were mine I (MIGHT) spray it white, and put shutters on it and add windows in place of the boarded up openings.

    As well as add a see through commercial style door on both ends of the hallway (rape and other attack prevention) if the area called for it.

    Cement a few park style BBQ's into the ground on each side (split them up to prevent tenants arguing) and park style trash cans chained to the ground (with lawn personnel responsible for changing out the bags).

    A repave and paint of the lot (might be a lender requirement).

    A commercial awning with WELCOME on it (in a bad neighborhood not everyplace seems welcome).

    The building name and address (easy for Police and visitors to read from the road).

    Some leasing signs and good look at the roof regarding replacement (for leaks) because the building looks neglected.

    Good bright lighting (up high on the building) around the building and parking lot at night, and no bushes (hiding places for attackers).

    I said (MIGHT) above, because I'd need to take a drive around the area and see the competition, to decide what I wanted to offer to make the building competitive without overspending.

    Also, I'd do that drive and crunch the numbers on it before being locked into a purchase contract for it, because it might be a pass instead of a buy.

     Good Luck!

    7Reply
  • Sonam Gill
    OP
    Rental Property Investor · San Francisco, CA · Member since 2019 · 16 posts · 14 votes
    6y

    Thanks everyone for the advice.  

    @Erickson Sainval definitely! I feel like this building needs a little bit more than the basics. 

    @Bjorn Ahlblad LOL yes! Super ugly, but the area is rapidly gentrifying and there are a lot of rehabs going on all around it.  Take a look at the photos of homes behind this building and down the street. 

     I have a PM I work with in Columbus, but also consulting with another who will also weigh in on how much we should put into the rehab above the basics as well as the curb appeal. My GC also is very helpful in this regard, and I am also using Fiverr to get digital exterior and landscape design concepts. 

    @Scott Mac I appreciate the mock up and the advice! The neighborhood I'd say is a C- and improving quickly, and in a great location in terms of ARV comps and rents. Based on some of the photos of the surrounding homes, would you adjust your recommendations? Especially since most of the rehabs in the area have new siding buildings with shutters that look more inviting. I like the awning idea! That would be the first for one of my investments, but I was thinking of moving the parking to the left side of the building so that tenants don't have to look at a potentially beat up car all day. See below.

    1Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    6y
    Originally posted by @Sonam Gill:

    @Scott Mac I appreciate the mock up and the advice! The neighborhood I'd say is a C- and improving quickly, and in a great location in terms of ARV comps and rents. Based on some of the photos of the surrounding homes, would you adjust your recommendations? Especially since most of the rehabs in the area have new siding buildings with shutters that look more inviting. I like the awning idea! That would be the first for one of my investments, but I was thinking of moving the parking to the left side of the building so that tenants don't have to look at a potentially beat up car all day. See below.

    Moving the parking might be an interesting move. The old blacktop looks pretty well worn.

    As far as doing different things, It really comes down to who you project your residents will be for the building, and what you need to do to attract them.

    Gentrification means replacing the population of the area, and sometimes places get fixed up, but the surrounding area still has problems.

    It comes down to who you think you will attract as customers, and what those customers will want to make the buying decision.

    I just kind of ball parked some things based on my knowledge of what residents in tougher areas seem to like (based on my conversations with them over the years).

    But really its up to you to make a product that your intended customers will want to lease...(whomever you think they will be).

    Like a vehicle, some people want a SUV, some a sedan, and some a pickup truck.

    There is financial risk in it.

    Good Luck!

    1Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    6y

    Talking to a commercial broker (who knows the area and knows multi-family in the area) might help you sort out possible options of what to do.

    Also talking to a knowledgeable multi-family property manager who works in the area with rentals of this size, might be wise.

    People who know this area and property type.

    But ultimately its up to you to come with a vision for the property and write the checks for the work.

    Good Luck!

    1Reply
  • Remington LymanBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Sonam Gill:

    I recently picked up a 4-unit block construction building in Columbus, OH and wanted opinions on increasing the curb appeal without breaking the bank (photo of ugly building below). Two ideas I had:

    - Designate an area for tenants to park their cars, and block off the front from parking using landscaping and/or building out a porch seating area of some sort.
    - Cover the block exterior with a more attractive (and less prison-like) exterior. So far the top two options I have come across or have seen on neighboring properties are stucco or siding (vinyl or fiber/cement). I am an out of state investor, so understanding what materials work best in an Ohio climate would also be a factor I would want to weigh.

    Any opinions or comments would be appreciated.

    Damn whoever sold you that took you for a ride! Just kidding... Looks like it will print money quicker than the fed.

    I would not touch the parking.


    I think siding would be the best affordable option. What would it cost to make it look brick?

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    4Reply
  • Remington LymanBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Scott Mac:

    Hi Sonam,

    It looks like it might be in a tougher area of town?

    If it were mine I (MIGHT) spray it white, and put shutters on it and add windows in place of the boarded up openings.

    As well as add a see through commercial style door on both ends of the hallway (rape and other attack prevention) if the area called for it.

    Cement a few park style BBQ's into the ground on each side (split them up to prevent tenants arguing) and park style trash cans chained to the ground (with lawn personnel responsible for changing out the bags).

    A repave and paint of the lot (might be a lender requirement).

    A commercial awning with WELCOME on it (in a bad neighborhood not everyplace seems welcome).

    The building name and address (easy for Police and visitors to read from the road).

    Some leasing signs and good look at the roof regarding replacement (for leaks) because the building looks neglected.

    Good bright lighting (up high on the building) around the building and parking lot at night, and no bushes (hiding places for attackers).

    I said (MIGHT) above, because I'd need to take a drive around the area and see the competition, to decide what I wanted to offer to make the building competitive without overspending.

    Also, I'd do that drive and crunch the numbers on it before being locked into a purchase contract for it, because it might be a pass instead of a buy.

     Good Luck!

     I love the awning but I think this makes it look a little too commercial.

    [email protected]614-541-8475Podcast Guest on Show My Job Laid Me Off, So I Replaced My Salary with Rentals
    Reafco512 Reviews
    WebsiteView Page
    1Reply
  • Sonam Gill
    OP
    Rental Property Investor · San Francisco, CA · Member since 2019 · 16 posts · 14 votes
    6y

    @Remington Lyman LOL. Take a look across the street from the property... it's an awning store! Brick as you know is our favorite, but I assumed it would be way more expensive than stucco or siding...

    1Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    6y
    Originally posted by @Remington Lyman:
    Originally posted by @Sonam Gill:

    I recently picked up a 4-unit block construction building in Columbus, OH and wanted opinions on increasing the curb appeal without breaking the bank (photo of ugly building below). Two ideas I had:

    - Designate an area for tenants to park their cars, and block off the front from parking using landscaping and/or building out a porch seating area of some sort.
    - Cover the block exterior with a more attractive (and less prison-like) exterior. So far the top two options I have come across or have seen on neighboring properties are stucco or siding (vinyl or fiber/cement). I am an out of state investor, so understanding what materials work best in an Ohio climate would also be a factor I would want to weigh.

    Any opinions or comments would be appreciated.

    Damn whoever sold you that took you for a ride! Just kidding... Looks like it will print money quicker than the fed.

    I would not touch the parking....

    Moving the parking would probably add a lot of un-needed cost. Excavation and grading for the new parking lot and re-landscaping the existing lot (kind of like dig a hole fill it in).

    But boots on the ground at the site might see it differently. It's hard to tell from just pictures vs standing there on site.

    Also, the parking lot looks very alligatored, meaning possibly a large repair bill.

    If they stay that way for too long they start to really degrade making the repair costs go up.

    1Reply
  • Luke Rorech
    Real Estate Agent · Greater Tampa Bay · Member since 2017 · 392 posts · 290 votes
    6y

    @Sonam Gill without knowing the numbers, it actually sounds like a great deal to me lol. Love riding the appreciation in the up and coming areas. 

    1Reply
  • Sonam Gill
    OP
    Rental Property Investor · San Francisco, CA · Member since 2019 · 16 posts · 14 votes
    6y

    @Scott Mac - we are absolutely basing our decision making on recommendations from our team on the ground.  You're right google maps does not tell the whole story of what makes sense for each neighborhood/area. Appreciate the advice! 

    @Luke Rorech Agreed! 

    2Reply
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