To LOFT or Not to LOFT

[Sherrie Wilson]

I'm still finalizing my ADU floorplan. So a ways off from posting my mid-term rental online. Just hoping to get some opinions real quick......
I live in a gated Lake community in California...  My neighbor is renting her Jr.attached ADU: 2 bedroom, 1 bathroom, 825sq -furnished- $2500/mo (utilities incl./ current tenant renting for 6mo).

• LOFT
  
  • I have plenty of land for detached ADU /their own yard, driveway & entry with the goal of a 1 bedroom/1 full bathroom downstairs & a bedroom/powder room upstairs <so 1 & 1/4 bath>... ((Basically a "Loft" layout, but enclosing half the upstairs -to be a more private upstairs bedroom with it's own toilet & sink)).... I think the vaulted ceiling is classy and the floor plan looks great <custom design>. I think if I furnish it I should easily get the same $2500 or more. (709sq ft)

• NO LOFT:
  
  • But the cost to build is crazy high... and my GenCont. is wondering if I'd rather just do a single story 1 bedroom/1 bathroom. <not sure rent amount -will have to analyze, but guessing $1500 - $1800 furnished/utilities> (496sq)

I'm so torn.... in your experience do you think a mid-term renter would be happy with the 1 bedroom or should I pop for the 2nd bedroom in the enclosed loft + powder room (+213 sq ft)... for an "extra" building cost of $55,000-$60,000. ((OUCH)).

***I was kinda crunching numbers...if I'm estimating it correctly it will take me over 4.5 to 6.5 years in excess rent to make up the cost of building the private loft.....does that seem worth the extra loft cost?

A quick note or advice would be greatly appreciated... I'm literally at a fork in the road with my architect.

Thank you!

Sherrie W.