Whats the most amazing inexpensive countertop on the planet?

Rehabbing & House Flipping
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Whats the most amazing inexpensive countertop on the planet?

Account Closed
Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes

Hello BP! :)

Just closed, with a group of investors and myself, on a 50+ unit apartment building.

We have to rehab the whole thing over the next 18 months and my GC and I have a small bet on the counter-tops.

I believe the best bang for the buck is butcher block counter-tops because I can get them very cheap and when the guys install them they look amazing.

My GC says he has a subcontractor that can make concrete counters that look amazing and high end.

Anyone have any options?

What have you guys used for flipping, rehabbing, etc. that is a relatively inexpensive counter-top that still adds value to a unit or home?

Thanks for the help,

- James

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Mike F.
Investor · Denver, CO · Member since 2015 · 570 posts · 521 votes
10y

Umm.... really hard to believe that no one has mentioned Formica which is by definition THE most amazing bang for your buck counter top material that fits all the criteria for medium priced rentals  : Durable, versatile, economical, long wearing, economically replaceable, low maintenance.  I would find it hard to believe that butcher block will beat Formica on the maintenance or economical  front. Concrete will not beat it on the maintenance or economical front, granite will not beat it on the economical front...

It's good to explore options but I would not discount what works and try to reinvent the wheel on something that will turn into a huge mistake because it's multiplied by 50 times. Formica has and will continue to be the most versatile, economical product you can install for counters that stands up to wear and tear and is economically replaceable, is readily available, and readily installable by a large pool of tradesman. Formica isn't as sexy as granite or concrete but rentals aren't about stroking an owner's ego but what works on the balance sheet.  Exploring the new patterns, colors and finish styles makes the difference of Formica looking like your grandfathers counter and a counter top material that people look at and can't believe it's Formica.

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  • Bob CollettPro Member
    Property Manager · Brecksville, OH · Member since 2014 · 486 posts · 464 votes
    10y

    James

    I have a client that uses a piece of stainless steal in his low end units. When his tenants trash the place, a bit of steel wool, and he is back in business.

    2Reply
  • Tracy D.
    Investor · Neptune Beach, FL · Member since 2015 · 143 posts · 172 votes
    10y
    I would go with the concrete myself. It looks great if its done right and its hard to destroy.
    2Reply
  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Bob Collett

    That is a pretty interesting idea that I have never seen in person outside of commercial buildings and kitchens.

    I will check it out. 

    I am sure you can do some really cool looking things with that. 

    Thanks for adding to the discussion.

    - James

    1Reply
  • Darnell Kramer
    Investor · San Diego, CA · Member since 2013 · 66 posts · 25 votes
    10y

    Yeah stainless is great, and the advances in concrete are wonderful.

    I do have to say I love my cutting board, and butcher block in my shop, but until the wood is seasoned if it is not taken care of then it will, well very possibly can, warp /bow/twist, but a quick sanding does get rid of damage.

    Depending on the rent range I hear the new laminates can do well too.

    A seemingly good comparison:

    http://www.apartmenttherapy.com/chooosing-kitchen-...

    Hope it helps.

    3Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    10y

    granite is the new low end tile.. you can get cheap Chinese granite looks good and pretty durable.

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    7Reply
  • Michael ClantonPro Member
    Contractor · Monroe, NC · Member since 2015 · 44 posts · 22 votes
    10y

    @Account Closed, congrats on your apartment purchase! 

    On the countertops, I really like concrete counters, having dabbled in them myself. It's amazing the options, shapes, colors, and features you can utilize with concrete. However, the cost would seem prohibitive in such a large building unless you are getting a really great deal. I've heard of pricing starting around $70 per foot installed.

    In my opinion it's kind of hard to beat granite tops for the durability, great looks, and cost; starting around $35-$40 per foot.

    1Reply
  • Josh Harris
    Investor · Derby, IN · Member since 2014 · 33 posts · 17 votes
    10y
    Sometimes you have to continue to seal and wax concrete tops. Only messed with 1. I would just ask about maintenance.
    0Reply
  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Tracy D.

    Thanks so much for the input. 

    I love the look of concrete but it takes a little more time to set.

    Thanks again for your help.

    - James

    1Reply
  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Josh Harris

    Didn't know the maintenance could be so involved with concrete. 

    I will definitely look into that, thanks.

    - James

    0Reply
  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Darnell Kramer

    Thanks for that comparison, I will read it now.

    The butcher block we stain and seal then install it.

    Looks really high end but only costs a little more than formica.

    Thanks for your help.

    0Reply
  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Jay Hinrichs

    Jay,

    I never even considered Chinese granite. 

    Just read some article stating that it may contain radiation?

    I will research it further, but have you heard of that, or is it just a rumor?

    - James

    0Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    10y

    @Account Closed   have not heard that one.. the poor Chinese they are blamed for everything .. first dry wall ... then faulty parts now they are nuking the public with their radio active granite  LOL... not sure how you can have radio active granite as its stone.

    I understand dry wall and chemicals in the flooring like lumber liquidators but I got to think granite is OK.. but there is cheap granite from India as well. those are probably laced with curry.  :)

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  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Michael Clanton

    That definitely makes sense Michael.

    With butcher blocks we can get 8 ft x 36 inches for $250, after we treat it the price doesn't go up that much.

    It looks very sharp and high end and its extremely inexpensive.

    Granite is beautiful though, thanks for the help.

    0Reply
  • Darnell Kramer
    Investor · San Diego, CA · Member since 2013 · 66 posts · 25 votes
    10y

    lol. @Jay Hinrichs well yes they are, and Radon is nuking our selves now still. not to mention that you get much more radiation when you fly.  O well. Guess in large quantity you get a better deal?

    As an aside on those Chinese, my favorite, super durable, mountaineering gear is made in China... oh le sigh, ( the company is French.)

    0Reply
  • Andy Bagley
    Investor · Tri-Cities, WA · Member since 2015 · 10 posts · 0 votes
    10y
    It will look amazing now, but in 5 years as a rental? Red wine stains, cutting directly on the countertop, moisture issues, etc. What kind of apartments will they be?
    0Reply
  • Justin R.
    Developer · San Diego, CA · Member since 2015 · 1k+ posts · 1k+ votes
    10y
    James Joseph To give you some hard stats from my neck of the woods, I'm paying between $240 for low end prefab granite counter slabs (8') up to about $420 for nicer granite or quartz. Add in $250 for each undersink counter cut and polish plus $50 per cut. Hard to beat the price and durability, but the downside for me is having to bring in the specialist to do it (my maintenance guys can do laminate tops, but need stone guy to do the granite cuts well).
    0Reply
  • Hattie Dizmond
    Investor · Dallas, TX · Member since 2014 · 2k+ posts · 1k+ votes
    10y

    I love the look of concrete and did my own in a house I had.  However, they have to be regularly waxed with carnuba.  More of a concern for you would probably be the weight of concrete counters in the 2nd story units, as they really need to be at least 3 in thick to avoid cracking.

    Butcher blocks will scorch, stain and are pretty easy to scratch/gouge.  Granite or granite tiles are probably a better option in my opinion.

    2Reply
  • Matt R.
    Sherman Oaks, CA · Member since 2013 · 3k+ posts · 2k+ votes
    10y

    @Jay Hinrichs Too funny. Yeah all those chemicals keep it antibacterial. And mold can't grow on Chinese dry wall. I recently saw what I think was floor tile counters....that is a nice touch. 

    0Reply
  • Mike F.
    Investor · Denver, CO · Member since 2015 · 570 posts · 521 votes
    10y

    Umm.... really hard to believe that no one has mentioned Formica which is by definition THE most amazing bang for your buck counter top material that fits all the criteria for medium priced rentals  : Durable, versatile, economical, long wearing, economically replaceable, low maintenance.  I would find it hard to believe that butcher block will beat Formica on the maintenance or economical  front. Concrete will not beat it on the maintenance or economical front, granite will not beat it on the economical front...

    It's good to explore options but I would not discount what works and try to reinvent the wheel on something that will turn into a huge mistake because it's multiplied by 50 times. Formica has and will continue to be the most versatile, economical product you can install for counters that stands up to wear and tear and is economically replaceable, is readily available, and readily installable by a large pool of tradesman. Formica isn't as sexy as granite or concrete but rentals aren't about stroking an owner's ego but what works on the balance sheet.  Exploring the new patterns, colors and finish styles makes the difference of Formica looking like your grandfathers counter and a counter top material that people look at and can't believe it's Formica.

    14Reply
  • David Faulkner
    Investor · Orange County, CA · Member since 2015 · 2k+ posts · 3k+ votes
    10y

    If you can't decide, do butcher block in the kitchen and concrete on the bathroom vanities. I'd imagine butcher block has higher material cost but lower labor costs, while concrete is the opposite, so depends on if you are DIY or contracting the job. Both have potential durability issues for rentals, as mentioned.

    @Justin R, are those prices labor + material? I saw prefab quartz, 9' slabs at HD Supply for $250 (material only). $250 for undersink counter cuts (not including the kitchen sink) sounds crazy high to me given the time I'd imagine the work would take, but can't say that I have direct experience as you seem to. Also been told that Quartz is more difficult and expensive to cut and polish than granite, but that sounded fishy to me. Quartz is fairly bullet proof for high end rentals, though.

    0Reply
  • Account Closed
    Calgary, Alberta · Member since 2016 · 56 posts · 15 votes
    10y
    Having had butcher block counter tops in the first house we bought, I can tell you they'd be the last thing I'd ever put in a rental. Constant maintenance, and even then, around areas constantly exposed to water like around the sink, they looked awful after 2 years. I'm not sure of price, but for something that will last, I'd go with Quartz. I like the idea of "over-engineering" rentals so that it can withstand the abuse tenants will undoubtedly subject it to. Quartz is more stain resistant than granite, won't scratch or scorch, and IMHO, has a more modern (yet classic!) appearance.
    5Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 17k+ votes
    10y
    Originally posted by @Account Closed:

    @Jay Hinrichs

    Jay,

    I never even considered Chinese granite. 

    Just read some article stating that it may contain radiation?

    I will research it further, but have you heard of that, or is it just a rumor?

    - James

     This is not a rumor but it's not limited to Chinese granite, either. Natural materials that come out of the ground always have the potential of containing decaying Radon. In the US I believe there are testing standards, less so in China. Radon decay can contribute quite handily to lung cancer so it's nothing to fool around with, but if you have any doubts you can get a Radon kit, which is a good idea if you have any kind of dirt basement or crawl space anyway. 

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  • Marc M.
    Contractor · Rockville, MD · Member since 2014 · 423 posts · 135 votes
    10y
    Originally posted by @Jay Hinrichs:

    @Account Closed   have not heard that one.. the poor Chinese they are blamed for everything .. first dry wall ... then faulty parts now they are nuking the public with their radio active granite  LOL... not sure how you can have radio active granite as its stone.

    I understand dry wall and chemicals in the flooring like lumber liquidators but I got to think granite is OK.. but there is cheap granite from India as well. those are probably laced with curry.  :)

     I have nothing to add here except that this made me LOL. Thanks for the laughs!

    0Reply
  • Joel Colvos
    Real Estate Investor · Vashon, WA · Member since 2015 · 32 posts · 12 votes
    10y

    I just want to give a second shout out to Formica, it not only reasonably priced but lasts a very long time.  In fact we have one rental in the family with Formica that is at least 60 years old and still looks great.

    I love the look of concrete and butcher block but concrete costs too much for a rental and butcher block won't last.

    3Reply
  • Account Closed
    OP
    Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
    10y

    @Andy Bagley

    Yeah, I definitely thought of that as well.

    Some people even say that butcher blocks around water like sink areas will turn pretty bad in about 2 years.

    These apartments will rent between $1400 - $2200 a month so I am looking at doing some nice touches that modernize the space and add perceived value without busting the bank.

    Thanks so much for your input,

    - James

    1Reply
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