Question on marketing for number of bedrooms

Chicago, Illinois
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Question on marketing for number of bedrooms

Daniel C.
Chicago, IL · Member since 2017 · 19 posts · 14 votes

Hi Chicago BP – I have a question on marketing a unit for rent in terms of the number of bedrooms to list it as. Building is a typical frame building in Logan Square with the unit on the first floor. I think it would technically be considered a 3 bedroom unit but I think it’s better as a 2 bed + office or even 1 bed + 2 office/bonus room which is how I currently use it. I was looking at other active listings but was having trouble finding comparisons. Because the larger of the other two bedrooms doesn’t have a closet and the one with the closet has the stairway intrusion I’m not quite sure how to best list/market it and describe it in the listing.

I’m sure there are plenty of other local landlords with a similar building so I was hoping to find out how you have or would list to get a better response out of the tenant pool and rental price.

Bedroom 2:

  • 9’ 2” x 7’ 2”
  • No closet
  • Currently used as my office

Bedroom 3:

  • 8’ 8” x 7’ 2”
  • 46” x 46” closet
  • Partial intrusion from the stairwell for the 2nd floor entrance
  • Currently used as bonus storage room

Property is located in this area and what I would consider rental comps

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Henry Lazerow
Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
4y

In those neighborhoods this would count as a 3br forsure. It will rent lower then some 3brs with larger bedrooms but roommate type situations will take it as a 3br. I usually put in advertisement the size of the smaller bedroom to avoid wasting time showing it to people who it's clearly too small for, you can also put no closet in the listing under bedroom. 

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  • Kevin Sobilo
    Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
    4y

    First thing I think about is what is typical with the type area I'm in and the kind of renter I'm likely to find.

    I'm in a market with mostly older housing stock. In the older houses in my area MANY bedrooms do not have closets and even these bedrooms with no closets are fairly small. I believe a house built today would be required to have a closet in a bedroom, but that doesn't mean that an older house has to conform to that. Older houses were build to the code (or lack thereof) from the time it was built and thats ok except with regard to some health and safety things.

    So, I would market it as a 3 bedroom. I think anyone looking will realize that a bedroom could be used for an office etc, but if you advertise as a 1-2 bedroom people will think its too small for their needs and not be willing to pay as much as for a 3 bedroom.

    You can also describe it further for what it is. Nothing wrong with that either. Just be honest.

    Also, you can look for ways to make the space more functional. Here is a pic of what I did in one small bedroom with no closet. I built an open closet with a hanging bar and put a small dresser in there and then made a built in desk space with task light next to it. So, now that small bedroom has very function storage and work spaces suitable for anyone especially a child doing schoolwork at home! Plus it was not expensive to do. 

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  • Henry Lazerow
    Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
    4y

    In those neighborhoods this would count as a 3br forsure. It will rent lower then some 3brs with larger bedrooms but roommate type situations will take it as a 3br. I usually put in advertisement the size of the smaller bedroom to avoid wasting time showing it to people who it's clearly too small for, you can also put no closet in the listing under bedroom. 

    2Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    4y

    @Daniel C. I have a unit like this where the rooms are small, and what I find is that I need to be more conservative and keep this closer to the bottom of the price range. It also is a bit tougher to lease, so I often times need to be careful leasing that I don't try to push too high. This will be a pricing game for you, so don't worry too much about how to list it. You will have a decent amount of folks who immediately tell you the rooms are too small, but eventually you will get the right person. 

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  • Daniel C.
    OP
    Chicago, IL · Member since 2017 · 19 posts · 14 votes
    4y

    @Henry Lazerow @Kevin Sobilo @John Warren Thanks guys I think have my plan set now and that was all really helpful. The other thing I thought of that I might do is have multiple listings for it as both a 3 bed and 2 bed and then cover that in the description too. Appreciate the input!

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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    4y

    @Daniel C.

    Check with an agent that knows the laws.

    Mant cities in Michigan require a bedroom to 1) have a closet and 2) be at least 80 square feet.

    [email protected]248-209-6824
    Logical Property Management4.9460 Reviews
    WebsiteView Page
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  • John Clark
    Member since 2018 · 1k+ posts · 1k+ votes
    4y

    Focus your marketing. If you say 'three bedroom" you get people with children and have problems with no closets, etc. Market it to young couples (DINKs) and play up the large bedroom and two (count 'em, two!) separate work-from-home offices and Bob's your uncle. Logan Square is hot, so there's plenty of young professionals in the area.

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