To dishwasher or not to dishwasher

[Gayle Melnick]

I’m closing on my second deal in a few weeks. It’s a 2 bedroom 1.5 bath in Remington. 

For people that have more experience investing in Baltimore city, what do you think about dishwashers and other kitchen updates? This rowhouse does not have a dishwasher. I already need to buy a new range and a new microwave and I need to replace the countertop. In order to install a dishwasher, I’d essentially need new cabinets. The cabinets are useable, but outdated and terrible quality. Do I wait until the cabinets must be replaced to have a dishwasher installed?

I know it’s not best practice to spend money on stuff that’s not broken, but I’m wondering if my vacancy and potential rent will be negatively impacted by not having an updated kitchen. People renting in this area have the money to care about stuff like that and when I look at recent comps, most other rentals in this neighborhood have a dishwasher.

Thanks for any input! 

[Max T.]

@Gayle Melnick

A dishwasher and a stock base cabinet aren’t too far apart in cost. So whenever I’m redesigning a kitchen i will always add one. The plumber is going to be there anyway. In ~10 years I’ve never had a rental dishwasher horror story and the maintenance has been minimal.