2 Bedrooms + Den vs 3 Bedrooms

[Joe Flacco]

What a terrible layout. Even the floor plan without the sun room addition is strange.

 

[CGinMN]

From the garage you have to walk into the utility, then to the kitchen, then dining room, then living room, then bathroom. Imagine driving home and having to take a ****. I would park on the lawn.

 

[shrubberyvaluation]

That is a weird floorplan, even without the addition. What year was this house built?

1951

 

[Joe Flacco]

There has to be comps of 40's-70's homes with awkward additions and floor plans. I would be less concerned with calling that room a bedroom or den and just try to find similar period homes with awkward floor plans from additions.

 

[J Grant]

Subject: ~2500 SF GLA 1 story with no basement. Appears to originally of been built as a 3 bedroom, but a rear addition has been put on by the current owner which took away the egress from the one bedroom, making it a 2 bedroom + den. The "den" is located next to a full bath.

All the comps have 3 or 4 bedrooms.

My instinct is that a typical buyer would see it as a 3 bedroom house, much like when there is a room in the basement with some tiny window without meaningful egress next to a full bath that a buyer would see as a bedroom even though I report it as a den.


Would you just report the subject as a 2 bedroom and explain that a typical buyer would consider the den to have utility as a bedroom (assuming this is so) or something different? Obviously it would be nice to find something similar but its not always possible.

Yes, you have to truthfully sketch and describe the property for what it is: a two-bedroom that used to be a three-bedroom and was modified , with a den a possible flex use as an additional bedroom.

Is there one comp with 2 bedrooms that you can include?

 

[ucbruin]

"...awkward floor plans from additions."


Now that sounds like a reviewer who asked me to find a sale with an un-permitted finished basement....
My response was I never found a MLS remark that described the finished basement as un-permitted....
The reviewer dropped the request....

I'm sure there must be some sales out there with that remark....
But I wasn't about to search for them....

 

[J Grant]

I personally like the floorplan and suspect many buyers would as well. It is a bit funky but has generously sized rooms, and a buyer of that type of property is not looking for a bland subdivision box.

 

[Joe Flacco]

It is a terrible floor plan. You have to go through the dining room to move around the house.

 

[CGinMN]

Depends on whether the market is oversupplied or undersupplied, but in an oversupplied market, this would have a longer exposure and possibly a significant discount for functional utility.

If one of my comps had this layout, I would have a hard time not adjusting, all else being equal.

 

[shrubberyvaluation]

Depends on whether the market is oversupplied or undersupplied, but in an oversupplied market, this would have a longer exposure and possibly a significant discount for functional utility.

If one of my comps had this layout, I would have a hard time not adjusting, all else being equal.
View attachment 98616

On the market for 4 days, was told multiple offers. Under contract above list price.