All Forum Posts by: Christian Bunte

Hi Zoabe,

Me and my wife have been house hacking a duplex in Greater East End (Magnolia Park) for about 1 year. 

Financially, it’s one of the best decisions we have ever made. That said, we had to purchase a fixer upper to meet the 1% rule. Labor and materials were about $15,000 total to make the quality comprable to our previous house in Washington Heights. It was pretty stressful managing contractors while working on the house myself too. After about 3 months, all the big projects were completed and it was much less hectic. Since then, it has required no more effort than renting. 

We were lucky to inherit great tenants from the previous owner. We decided to renew their current lease even though it was $200 less than market rent for the area. It has been well worth it. They keep the house very clean, do all the yard work, make repairs for free, and even cook dinner for us every other week. Never had a single problem. 

If you are thinking about raising children I would recommend Heights, Washington Heights, Rice U, Rice Military, or Montrose. Heights is best bang for your buck IMO because you can still find a duplex or SFR+ garage apt. for around 400k. Other areas mentioned easily start around 600k - 700k for the same. Schools in the Heights are improving every year, so it is ideal for younger couples.

Feel free to message me if you have more questions and good luck! 

@Steve K.

Thank you for the thorough response! I never thought about the higher turnover, makes since that people would be more inclined to stay if it is set up like a “ forever home”.

We have been racking our brains for the past week trying to think of a decent alternative to the garage.

Pantry is an option, but my S.O. disagrees about removing that too.

Kitchen would be possible, but there isn’t really any way to conceal it?

Bedrooms closet seems negative b/c the inhabitant wouldn’t have anywhere to hang their cloths...

The duplex is a slab foundation so drain instillation/ creative plumbing is too much trouble right? (I don’t know b/c I’ve never had to break concrete for a rehab)

Welp, always check your sources people.

I checked the source of the study (above) and they completely botched the data?! The report actually says, "Laundry in the basement DECREASES the value of the home by 2%" It says nothing about laundry vs no laundry.... 

I completely agree that a public laundry is a major headache, just think of all the time and money wasted for the horrible service provided!

Unfortunately the numbers don't agree with us. The consumer wants what the consumer wants:

In 2003, the National Association of Realtors came out with a study on the characteristics that increase and decrease the price of new housing (assuming all other characteristics, i.e. square footage, remain the same). Here is what it found:

• Full Bathroom: 23% increase
• Partial Bathroom: 15% increase
• Garage: 13% increase
• Central Air Conditioning: 12% increase
• Fireplace: 12% increase
• Basement: 9% increase
• Close to Golf Course: 8% increase
• Higher Ceilings (9 Feet): 6% increase
• Additional Bedroom: 4% increase
• Laundry: 2% increase

@Pat L.

So the drain pipe could snake inside the drywall to meet the 1/2 sink vent pipe (~8-10 ft distance) without issue? 

Wow, also don't want to feel like I'm playing Russian roulette every time I use the toilet either. 

Having both is not an option :( The 1/2 bath is very small, only big enough for washer/dryer. Could leave the toilet but no sink. 

There is the kitchen pantry adjacent to the 1/2 bath that is big enough for washer/dryer. But I am concerned it will be too expensive to plumb in drain and water lines. From my understanding, hooking up the drain would require digging into the concrete slab. 

What is more valuable for a 3br rental property: 1.5 baths and shared laundry OR 1 bath and private laundry room?

What is more valuable for a 2br rental property: 1.5 baths and shared laundry OR 1 bath and private laundry room?

Recently acquired a 2-story duplex (3br/1.5ba) and planning out the remodel. Currently the property has NO washers/dryers. There are two feasible options for adding a laundry room: 

A.) Place a shared washer and dryer in the detached garage. 

B.) Make the 1/2 baths into 2 private laundry rooms. 

I included 2br because we may end up making the downstairs openfloor plan by removing a bedroom. 

I feel that a private laundry room makes life much easier, but most people I have talked to say the 1/2 bath is more valuable to renters. What option will give me the highest rent? 

@Nick Logan

Thanks! Would love to hear your story as you work through it .

Does anyone have experience with new construction as an alternative to rehabbing inside the loop in Houston? How long did new construction take and did you run into any major problems? 

Searching for a small multi-family (2-4 units) in Houston, but have run into exorbitant princes for very old structures. After taking into account the rehab, I often arrive at prices similar to the cost of buying land (30-60k) and building new (175-250k). Is this less common due to the construction times? permitting? or am just not finding the right deals? 

Thanks for the heads up! I’m not familiar with foundation key maps; can you share the link/ source where she found it?