Creative ways to change lay-outs of Worcester triple-deckers.

[Charles Situ]

Does anyone have any experience in changing Worcester triple-decker lay-outs? Was it worth the investment?

Many of us know because these triple-deckers were built 100-150 year ago, the original layouts are horrible (lack of counter space, kitchen in a narrow area near the bathroom, wash & dryer out in the open kitchen, minimal counter spaces, lack of dishwasher, parlor heating/stove, etc.). I do love the pocket doors in the living though. When I first enter this market 8 years ago, it was not worth the investment to optimize the layout because rents were low. But as rent rose, I am contemplating that decision again. I am seeing some creative things at open houses recently--movements of kitchens to allow an island or peninsula, 2nd bathroom additions in where the old kitchen was, replacement of parlor heating with central forced heating & cooling or electric mini-splits, putting refrigerator in where the build-in cabinets was. I know it may depend on the situations--I am a long-term holder and I would consider it first for the larger 3-bedroom units, as opposed to the 2-bedroom units, where there is a higher rent potential. 

[Brian J Allen]

One of the easiest moves is this.  You have the Pantry kitchen and bathroom back to back on one side of the house.  In most 3 deckers this is the only "wet wall" in the place, that is it has the Waste stack and the hot and cold water.  Many times you will see someone put a washing machine in the kitchen on that wall since it is so easy to do on the plumbing side.  I think the cheapest and easiest way to add value is to put the kitchen sink on that wall facing the kitchen.  Now you have taken the sink out of the pantry and you can make that into a 1/2 bath with laundry or a 3/4 bath.  Since most places have the storage shed on the back porch you can either cut into that to make the back bedroom or closet in that room bigger, or you can run a new plumbing stack and put washers (and dryers) out there.   I have been in 1500 multis in worcester in the last 4 years and sadly the "modern kitchen" or the multiple bathroom situation is in only about 150 of them that had hit the market.  People either are keeping these or they don't exist.  I think your rent goes up and you have lower vacancy so people are more inclined to keep these, once they get them to that point.