When we entertain, the meals are typically more fancy with more dishes consumed and we often can fill the 24" dishwasher after one such meal (and sometimes can fill it multiple times with one such meal) but that is rare and our house is a different size than the ADU (We have had over 30 for a sit down dinner in the past - not all seated in the dining room).  

HI Cody, If you have any realtor friends in the area, you could ask them what are the CMA within your neighborhood (or talk to your neighbors) what they have done.For my property, we had spoken to an appraiser recently for refinancing, and he said we already had most basic things you could already have in the area (granite counter top, new appliances etc. it was a new construction) However, we added ceiling fans in master bed + living room, adding back splash, change dining room/kitchen fixture.

We will close off the doorway to the hall and remove the wall separating the kitchen and dining. 

In a 4/1, I took part of an ex-dining room and added a 6x6’ full bath which added about $15K to the ARV.

I am planing to paint my primary but can't decide on going with same color for living room, kitchen and dining or multiple colors.

And considertaion to date is 7 figures so its not 1,200 bucks LOL I wasn't comparing your operation MV Realty. that was a pretty stunning article I cant imagine who thought that up and who thought that would fly.. wow.. thanks for sharing that.

I clicked on BiggerPockets and I was stun on how much I learned already and how interactive this application is.

Generally the master suite is on top, the garage (and maybe an office or bedroom) is on the bottom, and in between are community areas (kitchen, living, dining) and a couple of bedrooms.

It was a 3/2 and the upstairs had a nice size living/dining room and the downstairs had a big family room with a space I could see easily framing out a 4th bedroom. 4/2, 2,000 sq ft when done.

There is a good medical center there, (bigger and nicer than Pearland,) and Baybrook Mall has just finished a stunning remodel/expansion, with valet parking and all that jazz.