Master Bedroom: drives rent value

[David Edwards]

I am looking at a few designs for this duplex layout. There are complex reasons but just understand that I am limited in footprint and cannot add more total square footage to the build.

My opinion is that the Master bedroom sells the place to tenents, after all those in the master are paying the bill, and that a trade off to have an excellent master but a smaller size for the secondary bedrooms is acceptable. Secondary rooms will be 9x9 while the master is 15x10 main room with an en-suite, a 5x5 walk in and something we added due to covid times a second walk in that is 5x7 and could function as an office nook for those that work from home.

There is no other good place for an office in the home plans.

This design gives the home a great (comparatively) Master.

Alternativly, we could drop this idea for the second walk in/office nook but then be able to increase the junior bedrooms to 10x9 a small increase to the footprint of those rooms.

The livingroom/kitchen/dining areas is 10x29 feet. We could keep the master as it is now, with the two walk in closets and instead trim 2 feet off the living area, but then things may be a bit tight when you figure in walk paths and furniture etc.

what makes the most sense? Will renters want the master bedroom with 2 awesome closets while one can be a nice private work space (personally I work from home so I like the idea but I really shouldn't design a place to niche) or it can be maintained as a large walk in close which gives the room an A class feel? Critically will they want it enough to forgo considerations/concerns about other room sizes?

Thank you for your feedback!

[Joe Scaparra]

I am in the Austin, TX market.  It is relatively a young person's town.  Other than my personal residence, all of my properties in the MSA are duplexes.  The ideal duplex for me is a single story, 2 bedroom 2 bath, 1 car garage, separate porch entrances (preferable on opposite sides of the property) and a small fenced yard.

I find the money makers are upgraded kitchen and bathrooms!  Most of my renters are unmarried, young couples or singles.  If married, they might have one or two very young (not school age) children.  I rather not have 3 bedrooms as it invites multiple families to later join or additional non-disclose occupants.  Single story as I envision one day soon that my ideal renter will be a baby boomer living on social security needing a place to rent.  Single entrance porches because my common porch entrances ALWAYS have more tenant to tenant drama than separate porch entrance.  

Items that set kitchens apart are microwave over stove, updated backsplash, undercounted lighting, granite countertops, new LED light fixtures and upgraded kitchen faucet with sprayer in the spout.  

Items that set the bathroom apart are new taller toilet, upgraded or painted cabinet with granite top and under-mount sink.  Upgraded shower handles and spout, large tile backing in tub/shower with accent stripe and shampoo box built in wall.  LED lighting and nice large mirror.  

Bedrooms and living room new ceiling fans with LED lighting, Crown molding in living room and new tall baseboards throughout.  All trim painted white, walls offset colors of light gray or beige and one deeper color accent wall.  New white outlet covers to get some good contrast and make the rooms pop!  Lastly, and I am just now going to this option, but instead of putting in cheap blinds on the windows (which I seem to be replacing every transition) putting up curtain rods over each window and either let the tenant supply the curtains or if your ambitious you put your own in.  

Usually space is a major issue in a duplex, so a nice closet in the master bedroom where you can build in shelfs and multiple hanging rods will be a bonus.  

The idea is to set your property apart from the norm so that you are able to screen the best tenants BEFORE YOU SHOW in order for you to only show the property ONCE!   This has been my formula for success and most of the time my 25 units are 100% occupied!  Cheers.