Which layout would be more attractive??? Is it worth the investme

Question

Current state: Value 240k, 3BR/1.5 BA

Upstairs bedrooms are... 1. 10X12 2. 12X12 3. 12x10

A: Add a bedroom downstairs and bath =4BR/2.5BA Total cost = 4k

B: Combine the Current Master and Bedroom (See picture below) to create a master suite w/ walkin closet and bathroom. Keep another bedroom upstairs and add 2 bedrooms and bath in the basement.
=4BR/3.5BA Total cost = 12k

Marcus Auerbach · Answer

@Ryan Swanson you don't provide enough information to give you a meaningfull answer, but my concerns is that you are having fun playing with layouts and will see a negative return on investment.

I assume this is a filp - first rule is: don't fix it if it's not broken. This incluldes a bad layout or bad flow. But if you rearrange rooms for the sake of it you will loose money. In particular in the basement.

Your budegt numbers seem low. I recommend find a local metor, agent who has flipped or even an appraiser and talk this through. Your buyers will not share your excitement and at the end you may have to write a big check at closing. Sorry, dont mean to be negative, it's just a very easy mistake to make. Good luck!

Jim Adrian · Answer

That's what I figured!

Ryan Swanson · Answer

That enclosed rectangle area is a closet... sorry about that.

Jim Adrian · Answer

@Ryan Swanson

Bedroom #3 needs a closet to be considered a legal bedroom.  The new plan looks a lot better! Its simple and not forced.  I would add or make sure you have a linen closet.  It looks like you have  one in the bathroom.  I would consider adding one that opens to the hallway between the master door and bathroom door area.  If this needs to be increased into the master room then do so. Make the  walls for both closets line up.

Don Meinke · Answer

I am NOT a fan of a two door bathroom.  The minuses are the wrong door will be locked at the wrong time.  Somebody is going to get walked in on at a bad time,,, I have had two door bathes and absolutely hate them.  Biggest issue is NOT to have any door locks and a very good trusting family,,,door closed knock first,,,period.  With small kids they make a race track of sorts to play tag in!!!(grin)

The PLUS of a two door is the air flow and need less exhaust fan to dry out during and after shower times.

All I see in the change is your making the bath smaller and taking bath closet for master space.  Still cant see where the closet is for the bedroom across the hall unless its the jog in the outside wall???  The plan wasnt drawn with a closet type door like the rest are!!  If that isnt the closet and it doesnt have one try fixing that too.  Some houses just dont HAVE good fixes.

It appears this is the second story of a two story and putting in basement bedrooms may or may not be a good deal.  heard once someplace you get 4 bucks back for every 10 you spend in a basement,,,and less if its not done exactly correctly(moisture, mold, mildew)are your biggest foes!!!

Deanna McCormick · Answer

I'd consider adding a door in the bathroom that opens to the master bedroom, note door opens toward master so not to take space in bathroom. Our house has this and it's great.  the new floor plan, now permits this because you moved the tub.

Ryan Swanson · Answer

So I have changed the upstairs plans completely. To appeal to someone looking for a master bedroom and it will be very cost effective for me. I will add a single bedroom to the basement.

Brian Pulaski · Answer

Do basement bedrooms "count" the same as a main floor bedroom? Is it under grade with small windows, little light and low ceilings? If they don't appeal like an above grade bedroom I would make certain to factor that in.

Brian Cooke · Answer

Seems like there is going to be a lot more labor with option B, due to the plumbing stuff that will go into the way things are placed in the master bath. And you have to walk through the closet to get to the master bath, so that makes the closet smaller than it seems. Personally, I'm not a fan of that.

If houses without a master bath are still selling, then I'd probably go with option A, advertise it as a guest suite. I'm not sure about your cost estimates, but for option B being 3 times the cost, will it get a similar 3x increase in ARV over option A?

Which layout would be more attractive??? Is it worth the investme

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