I need flooring advice for a Studio Unit in C class area

[Frank S.]

Flooring Advice

I need some clear minds and advice to select flooring for this job.

Non conforming attic studio, third floor walk-up, C class, 525 S.F., new bath, new drywall, three light zones, it's not bad. It may rent for $650 with all utilities included.

Cost to renovate $15K, payback about 2.5 years.

The bath has tile. for the remaining 465 floors I had considered the following:

Wood, oak, first class, natural type. Cost $2,300 - all materials and labor included. Pro flooring guy. He rocks. 

Sand, patch, and stain, new 3/4" plywood sub-floor for an industrial look. $1,000 - all materials and labor included. I can probably get this done myself hiring some guys at a cost of $500.  The plywood has been installed, and it needs some work, I wasn't planning on using it as flooring.  I could even throw craigslist rugs.

Installation of allure type vinyl. $600, plus materials $1,395, total $2,000 - - all materials and labor included.

It seems hardwood is the way to go at $2,300 because it can be sanded and refinished over and over again. however, the $500 for stained plywood is tempting. I have not considered carpet.

What do you think?

[Wes Brand]

Something is wrong if you have real hardwood and vinyl at the same total cost. Is that real hardwood or engineered hardwood?

You'll want to look at what's popular in your area for that class of rental. If people like wood floors, go for the wood. If you see a lot of carpet I'd probably do that even though I hate carpet personally. It's dirt cheap to buy and install. With only $300 difference I'd go for hardwood over vinyl. I wouldn't do the stained plywood option; maybe if you can make everything else look industrial and that's a popular look, but you're dealing with C class here. Guarantee that's not normal.