Floor plan advice... 3-1 or 2-2?

Question

I recently purchased a duplex in Columbus, Ohio, and wanted some advice on the floor plan of this full rehab. Originally the home was a 3-1 with a full bath on the first floor, but the investor I purchased the duplex from had drawn a floor plan to convert the smallest bedroom in each unit into a full bath and with laundry upstairs. I plan to consult an architect on whether we have space to add stairs and finish the attic, but not sure how that will shake out. Can anyone share their thoughts/opinion on what the better option would be?

Background on the location: the neighborhood is a C+ transitioning to a B- near a large medical center with 12k+ employees.

Lynnette E. · Answer

I would not put a laundry upstairs.  The wear and tear of moving a washer and dryer up the stairs won't be worth it.  Also any leak from the washer will ruin the ceiling downstairs.  Lastly, depending on how the house was built that shaking washer may shake your house badly.  I lived in a double 2 story house with the washer and dryer on the middle floor.  It shook that house so bad!

Ryan Mainwaring · Answer

Based off the information you provided is your property located near children's hospital?  If so, we have had more success with 3 and 1 in that area.

Filipe Pereira · Answer

Hi @Sonam Gill,

I would 100% go 3 bed, 1 bath over 2 bed, 2 bath. 3bed/2bath is ideal, but if you can't get that then definitely go 3/1. In my area of CT I can get an extra 200-250 for a 3bed over a 2 bed unit and I imagine that CA isn't much different in that regard. 3 bed units will usually command a higher premium and while some will be upset that there isn't another bathroom, someone will usually come along and settle with the extra bedroom vs having another bathroom at a similar price point. Hope that makes sense.

Sonam Gill · Answer

Yes it is located near Children's hospital.  Thanks for the insight everyone!

Joe Splitrock · Answer

The 3/1 is going to get you higher rents and cost less on the rehab budget. Bathrooms are expensive. If you convert to a 2/2, then you are probably targeting roommates so might be less people an less wear. My favorite is 3/2 but I know that wasn't an option you gave...

Robert Ellis · Answer

i've remodeled probably 15 doubles in columbus if you PM me the address i can let you know my thoughts. less bedrooms = less money.

John Teachout · Answer

If you have to choose between a 3/1 or 2/2, you would be marketing to a larger group with the 3 bedrooms.

Nick Rutkowski · Answer

@Sonam Gill

Keep it as a 3/1, save yourself money and stress. I think in your scenario you’ll get a better group of tenants renting it out as a single family home. If you’re looking for a greater return, you can rent the house per room to traveling nurses. That’ll get you more bang for your buck.

Account Closed · Answer

@Sonam Gill

3/1 = 1 extra bedroom and 1 less toilet, sink and tub to worry about.

Nick Rutkowski · Answer

@Ryan Mainwaring

No I haven’t. Then again I’ve never owned a property by a hospital either. I’ve looked into places where I can do that but never pulled the trigger

Floor plan advice... 3-1 or 2-2?

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