Double Duplex vs 3-over-1
I know this may be too general a question, but a RE agent told me that there would be more people looking for a double-duplex than an owner’s triplex with 1 floor rental. Could that be correct?
I know this may be too general a question, but a RE agent told me that there would be more people looking for a double-duplex than an owner’s triplex with 1 floor rental.
Could that be correct?
cmu: I think the 3 and 1 is less hassle, even if it’s less rent. In terms of stairs, I would remove the stair between the parlor and basement level and turn the basement to cellar stair around. You then have a foyer in the basement with a door to the cellar (for you) and a door to the tenant apt.
In most instances the division into a double duplex is unattractive (separating the parlor entrance and stair up from the parlor floor rooms).
Having a landlord-tenant relationship with a floor-thru tenant (single or couple)is typically a lot easier than 3-4 singles or a family. Forget the duplex plus 2 floor through apartments unless you buy that with a CO. Under the new code, you’ll have to sprinkler the entire building.
Well, Cmu (is that Welsh?), if you have one of those central U-shaped staircases, the best bet is to do a triplex-over-1 floor rental. The central staircase implies you’re in a less-than-20-foot-wide house. If this is the case, then yes, again, it would probably be best as a owner triplex
thanks all. jonny, i have a u-shaped (“grand”) staircase compounding my problem, since i have to reconfigure the stairs from the palor down so they don’t intersect. yes, takes quite a bit of space and a spiral’s not an option…
Well, I’m of both minds but it doesn’t quite apply since we do the 4 over 0 thing mentioned by Antidope.
It really does depend on what your situation is, what size the house is, etc. I’ve seen houses that are deep enough to allow the owners to live on the parlor floor with a spiral staircase to the next floor up (sunnier 3rd floor). They then are able to rent out the ground (1st) and top (4th) floor.
I have heard in the neighborhood that about double duplexes becoming more popular. They have been bought by couples lookign to buy together, in a sense turning the house into a coop…or tenants in common…I’m not sure how all that works. If both duplexes offer enough living space for the two couples plus possible kids.
The lower duplex usually has fewer bedrooms (usually 2 bedrooms although you might be able to squeeze two bedrooms into the rear of the ground floor so you get 2 1/2 bedrooms) but has backyard access and the high ceilings on the parlor floor, more details possibly. Upper duplexes can have 3 1/2 bedrooms, usually much more light, are warmer in winter and much hotter in summer…and you can either have a deck on the roof or, if there is an extension below, a deck/balcony area.
If the house is deepish allowing for either “offices/studies” or bathrooms located in the center of the house (thus, freeing up a windowed room), you may have more flexibility. Also, if a house is at the end of the block, you can have windows onto the side facade which allows for lots of configurations, many of which make better use of the space (and your heating bills are higher!).
Generally, you can rent a garden floor through in Fort Greene in a Downturn Heartbeat. A duplex may be a bit slower. Maybe two floor through apartments rent for higher total monthly comared to a duplex but then you have yet another set of tenants with associated costs, issues…and you have to have an ugly sprinkler system and all that entails.
I know I haven’t given any advice above…but I hope I’ve laid out some of the issues.
Income higher, sure. And that’s a personal call.
But theoretically, with d-d config, don’t you always have an internal stair problem and thus a lot less actual space? Plus if tenants below, have outdoor space problem mentioned. If tenants above, then – duh – the tenants are above and who wants that.
Double wins.
***Bid half off peak comps***
yes wasder, I can rent/sell upper duplex and live in the lower one. Most TIC lookers were concerned about not having outdoor space unless one built a roof deck+stairs or, as I mentioned in another post, a second level deck.
LNBlog… ru there? See my response to yours in the deck post, would like to see your deck.
It’s probably that more people could afford a double duplex (as the other unit would command higher rents) but more people would prefer to live in a 3 over 1. The nice thing about a 3 over 1 is that the owner can still easily have access to the garden but also live in the sunnier upper floors, whereas with most double duplexes the owner has to choose garden versus higher floors (and also the idea of living underneath someone, which I think the majority of people do not like).
When I was in the market for a row house I was looking in Clinton Hill for double duplexes, of which there weren’t very many (one of the few of which I ended up buying). this is such a subjective question it is almost beyond giving a definitive answer to. The beauty (and the madness) of the market is that you never know when you are going to find the buyer who is looking for exactly the attributes your house presents (I assume you are asking this from the perspective of a seller).