New Triplex Build – Looking for Input on Unit Mix, Layout & Features

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New Triplex Build – Looking for Input on Unit Mix, Layout & Features

Kristopher Smith
Paducah, KY · Member since 2026 · 1 post · 1 vote

Hi all,

I currently own 4 doors (1 duplex and 2 single-family homes) and am working with an architect on plans for a new triplex that I plan to start building this year.

Since I’m designing from the ground up, I’m trying to incorporate features that can boost rent, increase demand, and help with tenant retention. I’d love some input from those who have built, owned, or managed newer multifamily properties.

A few things I’m considering:

  • Unit mix: My current thought is two 3BR/2BA units with a furnished 2BR/2BA in the middle. Has anyone had success mixing furnished and traditional long-term units?
  • Bedrooms upstairs: One layout puts all bedrooms upstairs, leaving the first floor for kitchen/living/dining. Do you think having no first-floor bedroom would noticeably hurt demand?
  • Features/amenities: What have you added that tenants actually seem willing to pay more for? Private/fenced yards, covered patios, garages/storage, upgraded kitchens, larger closets, etc.
  • Spend vs. save: If you wanted to be toward the higher end of your rental market, where would you spend the extra money, and what upgrades would you skip?

For those who have done ground-up small multifamily, what would you do differently on your next one?

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Corey WilliamsPro Member
Real Estate Consultant · Westfield, IN · Member since 2008 · 101 posts · 22 votes
1mo

The best advice I can give you for this question is to study the surrounding comps in the area of your build.  Are you building in a single-family home area? Are there other 2- & 3-bedroom duplexes and triplexes in the area?

If there are similar rental units near you, what features do they have and how could you improve on those?

Unfortunately, there isn’t a magic bullet design or feature that works everywhere.

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  • Corey WilliamsPro Member
    Real Estate Consultant · Westfield, IN · Member since 2008 · 101 posts · 22 votes
    1mo

    The best advice I can give you for this question is to study the surrounding comps in the area of your build.  Are you building in a single-family home area? Are there other 2- & 3-bedroom duplexes and triplexes in the area?

    If there are similar rental units near you, what features do they have and how could you improve on those?

    Unfortunately, there isn’t a magic bullet design or feature that works everywhere.

    1Reply
  • Michael K GallagherBusiness Member
    Real Estate Agent · Columbus OH · Member since 2018 · 1k+ posts · 1k+ votes
    1mo

    agree with the sentiment that there is no real rule to this, but if you plan to hold and rent they build it for the type of rental and tenant you want to manage.  sounds like you are going townhouse style side by side units?  if so you'll want to look into how to condo them and if you can, not that its a requirment but its a nice potential exit if you want the option.

    [email protected]614-362-2231
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  • Vijay FriedmanBusiness Member
    Miami, FL · Member since 2026 · 766 posts · 122 votes
    1mo
    Quote from @Kristopher Smith:

    Hi all,

    I currently own 4 doors (1 duplex and 2 single-family homes) and am working with an architect on plans for a new triplex that I plan to start building this year.

    Since I’m designing from the ground up, I’m trying to incorporate features that can boost rent, increase demand, and help with tenant retention. I’d love some input from those who have built, owned, or managed newer multifamily properties.

    A few things I’m considering:

    • Unit mix: My current thought is two 3BR/2BA units with a furnished 2BR/2BA in the middle. Has anyone had success mixing furnished and traditional long-term units?
    • Bedrooms upstairs: One layout puts all bedrooms upstairs, leaving the first floor for kitchen/living/dining. Do you think having no first-floor bedroom would noticeably hurt demand?
    • Features/amenities: What have you added that tenants actually seem willing to pay more for? Private/fenced yards, covered patios, garages/storage, upgraded kitchens, larger closets, etc.
    • Spend vs. save: If you wanted to be toward the higher end of your rental market, where would you spend the extra money, and what upgrades would you skip?

    For those who have done ground-up small multifamily, what would you do differently on your next one?

    @Kristopher Smith
    Since you’re planning to hold it as a rental, I’d work backward from the rent comps before spending heavily on upgrades. I’d focus the extra budget on features tenants consistently pay for in your specific market rather than finishes that look great but don’t materially increase rent. I’d also keep the final unit mix and projected rents tied closely to the total build cost, since that can make a big difference when you eventually stabilize and refinance.

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  • Toby John
    Architect · Houston TX United States · Member since 2026 · 5 posts · 0 votes
    1mo

    Hi Kristopher, congrats on the ground-up triplex!A few quick design insights to maximize your returns:

    • Bedrooms Upstairs: Keeping all bedrooms upstairs is great for privacy, but adding a flexible main-floor bedroom/office expands your tenant pool to those with mobility needs and prevents heavy furniture from scratching walls during move-ins.
    • Spend vs. Save: Spend the extra money on soundproofing between the units (like double drywall or acoustic insulation). Noise is the #1 reason multifamily tenants leave.
    • The Furnished Unit: Mixing works well for traveling professionals. Just ensure your mechanical plans separate the utility meters cleanly so you can bundle utility costs into the furnished rent easily.

    How are your current architectural drafts handling the structural framing between the open first floor and the upstairs walls? Sometimes a minor layout tweak can save thousands in framing costs before you go for permits.

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  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
    1mo

    Kristopher, if you’re designing from the ground up, I’d spend the extra money on features that improve rentability, durability, and operating efficiency, not just finishes that look good in photos.

    For unit mix, I’d pressure-test the 3BR/2BA and furnished 2BR/2BA idea against what actually rents fastest in that part of Paducah. If the furnished unit is meant for mid-term tenants, make sure there is real demand for that use before designing the whole building around it. I’d also be cautious about putting every bedroom upstairs if your goal is the broadest tenant pool possible. A main-floor bedroom or more flexible layout can widen demand.

    On features, I’d prioritize good soundproofing, in-unit laundry, practical storage, durable flooring, efficient HVAC, enough parking, outdoor space, and layouts that feel private between units. Those tend to matter more operationally than expensive decorative upgrades.

    The tax planning is worth doing while you’re designing, not after construction is finished. A ground-up rental is a strong time to plan for cost segregation because the actual construction costs of items like flooring, appliances, cabinetry, site improvements, and certain electrical or specialty components can be tracked separately from the beginning. The IRS recognizes that constructed property can contain assets with different depreciation recovery periods.

    Just remember that accelerated depreciation is only as useful as your ability to use the losses. Rental losses can still be limited by passive-activity and at-risk rules, so I’d model that before assuming the depreciation automatically becomes an immediate tax savings.

    I’d design the building around what makes it easy to rent and inexpensive to operate for the next 10+ years, then layer the tax strategy into the construction records from day one.

    Happy to connect!

    [email protected]941-914-7779
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