I personally would do the second bath. The people saying to sell as is are overlooking that most buyers looking for starter homes don't want to have to do renovations so you are losing many buyers by not having the second bath. Plus, having the renovations done beforehand allows the buyers to get the second bath as part of the mortgage versus having to come out of pocket for it 100% by doing it on their own after buying the house. A one-bath house is basically a nonstarter for almost all buyers, so you're expanding the pool of buyers dramatically with the second bath.

As someone who’s actively looking to buy, I can guarantee the price you’ve listed at is too high. Lower the price and sell as is. Most people have horrible design taste, so the reno might make things end up looking worse. I’d much rather buy a non-renovated place for a good price and update myself. Just try to style the place differently if you can.

Are you certain that you will get your money back with either Reno?

I’d add the bathroom. Kitchens can always be spruced up with minimal investment by painting cabinets or replacing countertops. Upgrading appliances happens as they break and get replaced.

The market didn't tank, so your house was overpriced. I wouldn't do upgrades to rent it out (you'll be out of the rental market while you do them & they'll take longer than you think and won't add a ton). Either keep renting it as is or get plans and a quote to add a second bathroom and then see if you'll recoup that by selling. My guess is no, so i'd just include the plans and market it with them. Alternatively, it shouldn't be too much to add a half bath on the main floor if you can do it in the same plumbing stack? It also shouldn't be too much to convert the basement bath into a full bath.

You won’t recover your investment if the market stays flat. Just sell for a lower price.

I got new kitchen cabinets about five years ago, and the quality and durability are so inferior to the originals that I regret it nearly every day.

I might be in the minority but as a buyer, I'd rather get a lower price than get a "flip" quality renovation.

The market never tanked.

Lower the price.

Could you put a half bath on the first floor? That should be cheaper and guests don’t need to walk upstairs to use the restroom.

Neither. Lower the price and sell it as-is. You never know what you are getting into with an old house and you could end up spending a lot more money than you think and not getting much of a ROI on it. Some people would welcome the opportunity to put their own touch on a house with good bones.

Definitely a bath.

Id probably like the bathroom but with a shower and more closet space if it’s cheaper than flipping it to include refreshing that gigantic townhouse bathtub.

Thats if the current kitchen is presentable and has at least granite countertops. If the countertops will melt under a hot pan replace those first please.

As someone in the market, second bathroom would be more attractive to me.

We tried but failed to sell our house last year because of the market tanking and are now landlords. If the market stays bad, we’ll keep renting it out. But if it turns around, we’d rather sell. I’m looking for advice on what project to do to make the house more attractive, and curious if the answer depends on whether we try to sell it or rent it.

It’s a classic 3 bed rowhouse that has not been flipped. We intended to do a big reno but then found that was more expensive than moving. We put in new kitchen appliances but the cabinets and counter are old (functional but will need replacing at some point). There’s a full bath upstairs and a gardener’s toilet in the basement. We could put in a second bath en-suite with the primary as there’s space.

Feedback from both prospective buyers and tenants was many wanted an updated kitchen and/or second bath. The listing description, photos, and price were all clear that the house had neither.

The bathroom would cost about double the kitchen cabinets and counters. We can’t do both. To be more marketable in the future I’m thinking we should do one. Thoughts?