How much to charge a tenant to rent a second bedroom as an office?

[Andrew Dincola]

Hey BP!

My fiancée and I have a SFH in Lakewood, CO that we're hacking. Our potential new tenant mentioned interest in "renting one of the extra rooms as an office". We have another room open that we were planning on filling with a tenant or two. We also have a bonus room that could be perfect for the office. Finally there's enough space in the basement living area that could be offered depending on her needs.

We’ve rented several rooms in different houses to different tenants but we’ve never rented an office out before. We don’t exactly know how much to charge?

Our thoughts on the tenant capable room is that she’d have to pay full price to cover opportunity cost. However, the bonus room being nonconforming as it is, we don’t have much to go off of. Nor do we for just some extra space. 

Does anyone have any experience in this realm or some advice as to where to look? I’d like to have an idea what to offer before we go over her options. 

Thanks as always,

Andrew