What to do with this small kitchen? (Pic)

Question

I am starting to think about a soft remodel on a unit.
Area is challenge to rent.
How can I improve this small kitchen?

Paint cabinets? Or replace?

Counter will get replaced.

New farm sink with new facet.

New wood laminate floor?

Track lighting?

Account Closed · Answer

Terrible advice folks.

This is a rental. Putting in a new kitchen should be done only as a last resort. 
There is no reason to burn this money.

Wood floors ? NO, ceramic tile when new floors are required and not until then. AN what I see looks great. New sink and counter tops, waste of money ..

This kitchen looks fine. If you need to, paint the cabinents or touch them up with a furniture pencil, and put new contact paper inside the cabinets so that they are clean. Polish everything up and make it look immaculate.

The lights are fine and functional. Make sure the refrig  and oven are immaculate as should be stove pans, replace then if they are not, 10.00 at Walmart.

If the place is not renting it is because you are asking too much or their are other problems. Check your comps in Craigslist and be the best at the lowest price. Drop to one month security from first, last and security if that is what's up.

Remember, one month empty reduces your rent for the year by 12%, so one month empty is the same as reducing your rent by that amount. Tossing in thousands is not the answer, marketing  and proper pricing is.

Spending money on this is a waste, do not do it, drop the rent until you lease it. Do not throw good money away. Renters will not take care of it anyway, it is a rental.

Clean it, spruce it up, drop the rent, don't waste precious cash. Use the cash for your next house.

You are looking in the wrong area.

Brian Levredge · Answer

What specifically do people say is the draw back?  The cabinets, flooring, and counters all look to be in good condition in that pic.  My problem with that kitchen is in layout and design.  The space between counters appears to be pretty narrow which makes having more than one person in there at a time pretty difficult.  In that space, there really isn't anything you can do about it either unless you are able to blow out a wall and have the kitchen open up into a different room such as the den or living room.  Changing the counters, or sink (farm sinks get scratched up easily on the front when people are wearing belts)  would be like putting lipstick on a pig.  You still have the same problems.

Steve Dove · Answer

That depends. Are your plans to rent or flip? From the looks of the kitchen in the photo, it appears to be fully functional. So, if renting - I wouldn't do anything to it. If selling, I would check the comps in the area and see what kind of kitchen this property demands.

Robert Mayo · Answer

Are dishwashers the norm in your market?  I don't see one.

Rudy Duran · Answer

isn't giving definite advice a bad move when you don't the market or the competition.  This could be in an area where 700sq ft fetches $3000.

Charles Whitaker · Answer

I would also agree with Lucia......IMO Paint the cabinets, add hardware and call it done - the fake wood look is a major turnoff. The rest of the kitchen looks just fine. Leave that $ in your account

Sean Schellenger · Answer

I agree with Lucia.... I say clean the heck out of the stove and fridge, throw some fresh paint on the wall and put some window fixtures up to make it a more apealing for a small amount of time and money.  Other than that, I feel that Lucia pointed out the most important factor which is that every month the home is vacant, it knocks 8% off your revenue for that year.... I suggest offering a free month over dumping money into rehabing the kitchen.

Jason S. · Answer

If you are dead set on "doing something"....

What rooms are adjacent?  You could blast out an entire wall and build an island to connect the two - the "great room" look.  Or simply cut a large opening to connect the rooms and open things up.  If you know what you are doing you could do it all for fairly cheap and drastically change the look and feel of the entire home.  Hopefully attracting a new tenant quickly and have the home prepared for re-sale should the right buyer come along.

You could also....
- add can lights
- make the cabinet doors match
- add some contrast in color - everything look clean but it has no "snap" - hence no real thrill to the buyer.  To get "snap" you need contrast.

Jason Trepins · Answer

"Renters will not take care of it anyway..."

bingo

just make it clean and cabinet doors are square and etc..

save your Fix up money in the bank until the time you decide to SELL it, then spend on upgrades if you desire.

Although, I may just lower the price if it was another landlord buying.

Steve Dove · Answer

As far as the remodel would go, I'd have to base it on numbers. A few thousand into updating this place could go a long way and attract the right person. My theories on my rental properties are simple. I buy them cheap enough so that upgrades do not put me upside down on value. And even though you are dealing with renters, you'll most likely be dealing with a buyer at some point. These places need to be ready for sale at any moment. Especially if you get into financial trouble. At that point, you won't have any money to update it and make it sale-able. I guess I hate the term "slumlord", and like to keep my places nice. Also, make sure the contract holds them responsible for damage as well as any repairs under $300. -My two cents.

What to do with this small kitchen? (Pic)

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