garage conversions for rentals

[Jimmy Martz]

HEY BP!

I am closing on a SFR in Yukon next month and the garage is converted into a 4th bedroom. It is not permitted but it was done well (walls have been textured nicely, no holes in the walls, floorboards installed, decent light fixture). My question is: Will it rent faster & for more money as a 3 bed with a 2 car garage or as a 4 bed without a garage?

Other pertinent info:

-Both garage doors are still there and I think the railings are probably still there by the way the sheetrock was placed. 

-There is a door leading to the backyard but no window in the room. 

-The hot water tank is in this room in a closet but they put a nice door on that frame as opposed to the crappy particle board doors you usually see.

-I don't know about how the duct work is currently set up for ac/heating of this room.  There is no window unit.   Is this potentially an issue that would make the decision sway definitively in 1 direction or the other?

-There is no closet so it's not an official 4th bedroom.  It could be added easily without screwing up the floor layout. 

-There is parking for 2 cars in the driveway but no carport

Let me know what your thoughts are.  Thanks in advance. 

(other keywords- Oklahoma city, Mustang)

[Jeff B.]

Don't rent it UNTIL you get it properly inspected by the City - - There are legal issues which impact your property & liability insurance coverage.