How much more rent for turning a 110 sq ft bathroom into two smaller bathrooms?

[Luis Garcia]

First post. I have a 5 bedroom (100-200 square feet each) and a master bathroom (110 sq ft) inside the master bedroom with a 42 sq ft bathroom in the house. Planning on renting it out for $3000 a month ( well insulated so the electric bill is $150 a month on average in the north east coast. Water and sewage is $180 every three months planning).

I already have an extra standup 38" by 38" corner shower with glass doors I bought for $85. Plumbing is setup so I would only need to spend about $300 on plumbing and fixtures ( $120 for the 3 inch pvc and $50 for the rest of the pvc plus a shower handle and I have a spare shower head) . $100 for a toilet, and I could find a vanity for $150 easily. The wall would be Another $200 in supplies and I have spare doors and trim. I already have electrical cable and can get that installed for $200. So overall looking at $950 with me doing most of the work.

Would adding the extra bathroom for 4 bedrooms sharing the one bathroom increase comfort and interest to justify an increase in potential rent of $100-$200?

[Richard F.]

Aloha,

Difficult to say without seeing the space and knowing what your market is, but in my opinion, for $3000 per month, reducing the size of the master bath and adding inexpensive used shower and low end elements sounds like it would detract from value more than improve, especially if the rest of the house has a consistent, quality, look and feel.