Layout Feedback Needed! Victorian Triplex in Oakland, CA

[Calvin Kwan]

Hi All!

Closing on a triplex soon and will need to do some extensive remodeling.  Working on the layout now and would love some feedback.

Here's the original layout of the property.  It has a pretty terrible layout as it is.  Unit 1 is downstairs and is currently a 2BD/1BA unit - pretty straight forward.  Upstairs (Unit 2 & 3) is where things get really funky.  See below...

The upstairs common foyer (circled above) splits Unit 3 right in half, with the Kitchen/Bath on one side, the Bed/Living Room on the other.  The issue is that the foyer also provides entry to Unit 2.  Basically, Unit 3 tenant has to cross that common foyer to access the Kitchen/Bath from his Living Room - not ideal.

So here are the plans I've worked up for all 3 units.  Would love your feedback!

Unit 1:  Convert 2BD/1BA to 3BD/2BA.  Should be pretty straight forward.  Convert the Dining Room to a Bedroom and convert the Breakfast Room to a Bathroom.  I toyed with the of turning the Breakfast Room into an addition Bedroom, but I think 4BD w/ only 1BA wouldn't be very appealing. RIght?

Unit 2 & 3 - OPTION 1:  Keeps similar layout.  Enclose the upstairs common foyer to create a private hallway for Unit 3 to access Kitchen/Bath.  Unit 2 would enter through the rear of the unit.  There's an exterior rear stairway for access, but it is in very poor condition - it will need to be rebuilt.  Question - Should I keep the original Unit 2 entry in the enclosed hallway (would add double cylinder lock to the door)?  I'm afraid if I need to get appliances into Unit 2, I can just use the main stairway, instead of going around the rear entry.

Unit 2 & 3 - OPTION 2:  I really like the idea of both tenants using the main stairway to enter their units.  I'd rather tear down the rear exterior stairway and not rebuild it.  OPTION 2 completely changes the layout around, but also adds another unit to Unit 2 (2BD/1BA instead of 1BD/1BA, more cashflow).  As I am changing the units structurally, moving electrical, plumbing, etc., I'm guessing this is going to be quite expensive.  Question - Would the cost of changing the layout around, moving structure, electrical, plumbing, etc. be significantly more than rebuilding a set of exterior stairs?  Again, I really don't want to rebuild those stairs and the additional Bedroom in Unit 2 is really appealing.

Would love all your thoughts and feedback!  

Thanks, BP Fam!

Calvin