ROI on Remodeling a Guest Bathroom

[Troy Parker]

Hello BiggerPockets community,

I am currently in the process of remodeling a 3/2 1500 sqft wood home built in 1979. I have almost finished the kitchen remodel as well as the master bathroom remodel. I plan to move forward repainting the entire interior. I will live in the home for 1 year and then reevaluate whether to make it a cash flowing rental or simply flip it. I signed an addendum so I must live there at least 1 year.

I plan to get the property reappraised after renovations to eliminate PMI. The master bath and kitchen absolutely needed to be redone; however, I am not sure about the guest bathroom. The guest bathroom has an ugly green tub with green fiberglass along the wall, green paint, white tiles with green accent tiles.

The rest of the remodel has been focused on bringing the home to a more modern look. I am worried that if I do not completely remodel the guest bathroom, it’s going to date the entire home and be an eye sore (mainly the abundance of green).

Options:

• - Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?
• - Should I do a partial remodel, replace the vanity, toilet, floor, and put a tub cover? Paint the tiles and paint the fiberglass where the tub is.
• - Do a minimal remodel, replace toilet and vanity.

Note: I am trying to get the best ROI. I can personally live with the bathroom, but it definitely needs a new toilet and vanity at minimum. If I do minimal repairs, I can probably replace the garage door or paint the exterior. If I do a complete remodel the garage door will likely have to wait.

[Bradley Buxton]

@Troy Parker

Look at the investment in the bathroom and the return you'll get on the sale.  I agree that making the bathroom match the rest of the house will look better.  If a remodel is 10k will you get 20k more in value on the sale? Will you be able to to get proforma rents? Can you integrate the green tub in new styling with the vanity replacement?  I think about the ideal customer be renting the house and who will buy it. These questions help guide the cap-ex. Also what else can you do with that money that will add value.  Can you spend the 10k on landscaping and sell the house for 50k more? 

[Jacob Sherman]

Bathrooms and kitchens are always most important 

[Pat Mulligan]

Quote from @Troy Parker:

Hello BiggerPockets community,

I am currently in the process of remodeling a 3/2 1500 sqft wood home built in 1979. I have almost finished the kitchen remodel as well as the master bathroom remodel. I plan to move forward repainting the entire interior. I will live in the home for 1 year and then reevaluate whether to make it a cash flowing rental or simply flip it. I signed an addendum so I must live there at least 1 year.

I plan to get the property reappraised after renovations to eliminate PMI. The master bath and kitchen absolutely needed to be redone; however, I am not sure about the guest bathroom. The guest bathroom has an ugly green tub with green fiberglass along the wall, green paint, white tiles with green accent tiles.

The rest of the remodel has been focused on bringing the home to a more modern look. I am worried that if I do not completely remodel the guest bathroom, it’s going to date the entire home and be an eye sore (mainly the abundance of green).

Options:

• - Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?
• - Should I do a partial remodel, replace the vanity, toilet, floor, and put a tub cover? Paint the tiles and paint the fiberglass where the tub is.
• - Do a minimal remodel, replace toilet and vanity.

Note: I am trying to get the best ROI. I can personally live with the bathroom, but it definitely needs a new toilet and vanity at minimum. If I do minimal repairs, I can probably replace the garage door or paint the exterior. If I do a complete remodel the garage door will likely have to wait.

Hi Troy! 
Based on everything I have ever read, replacing a garage door is the #1 ROI you can make; something like 168% ROI. I don't know why, but there it is. 
Can you replace the garage door and use what's left in your budget for the bath? You can get the tub reglazed for $600-800. Replacing the fiberglass surround with a white one is not that expensive either. Can the vanity be painted with new hardware to look more modern? Keep the wall tile, and the floor,  if it's tile- that can be painted. If not a small room of LVT isnt that pricey. Get  99$ toilet from the Deep. 
Just some suggestions I have used for some of my rehabs.  I am cheap, but everything looks good and functions well- most important if you are renting it out. 
Best of luck! 

[Peter Mckernan]

Quote from @Troy Parker:

Hello BiggerPockets community,

I am currently in the process of remodeling a 3/2 1500 sqft wood home built in 1979. I have almost finished the kitchen remodel as well as the master bathroom remodel. I plan to move forward repainting the entire interior. I will live in the home for 1 year and then reevaluate whether to make it a cash flowing rental or simply flip it. I signed an addendum so I must live there at least 1 year.

I plan to get the property reappraised after renovations to eliminate PMI. The master bath and kitchen absolutely needed to be redone; however, I am not sure about the guest bathroom. The guest bathroom has an ugly green tub with green fiberglass along the wall, green paint, white tiles with green accent tiles.

The rest of the remodel has been focused on bringing the home to a more modern look. I am worried that if I do not completely remodel the guest bathroom, it’s going to date the entire home and be an eye sore (mainly the abundance of green).

Options:

• - Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?
• - Should I do a partial remodel, replace the vanity, toilet, floor, and put a tub cover? Paint the tiles and paint the fiberglass where the tub is.
• - Do a minimal remodel, replace toilet and vanity.

Note: I am trying to get the best ROI. I can personally live with the bathroom, but it definitely needs a new toilet and vanity at minimum. If I do minimal repairs, I can probably replace the garage door or paint the exterior. If I do a complete remodel the garage door will likely have to wait.

 You should pull comps, if your comps are all selling at XX price for a fully (not a shower/tub kit) bathroom(s).. Then push for the full remodeling of the tile and all.. If you have comps that are good and the property was lived in for 2-4 years remodeled and no one came in and remodeled it to flip it in your area. I think that is a possible option for Kit shower/tub and everything else done. It really comes down to the market, and what the property value is in that area on the low and high end to see if your return will come back.