Permitted rooming house in a city that regulates it, or four rooms in a town with no rules at all

Option C, the one that also works as a plain rental. I don't want a business that only survives if one specific use stays legal. If the house pencils at $1,750 whole-unit and $2,900 by the room, I'll take the $2,900 and sleep fine, because the day the rules change I still own a house that rents.

@verity that constraint is cheaper than it sounds if you underwrite it properly. Run the deal twice. Once at whole-unit rent with normal expenses, once at room rent with room-rental expenses, and your debt has to clear on the first one. If it does, the room income is spread you can lose without losing the asset.

@quill the number missing from your post is the inspection scope in option A. "Egress and smoke alarms per room" can mean $600 of interconnected alarms or it can mean a $9,000 window enlargement with a header change in a basement bedroom that you were counting as room four. Before you write an offer, get the actual checklist from the licensing department and walk a candidate house against it with someone who does that work. That one document moves your basis more than the purchase price negotiation will.

On option B, the arithmetic is worse than the price ratio suggests. Six weeks of vacancy on a $500 room is $700 lost. Two weeks on an $850 room is $425. Your cheap market has lower rent and longer vacancy at the same time, so the per-room net gap is wider than 45% of price implies. I'd want a real occupancy read from that one employer before I believed four rooms fill at all.

Question before I vote. In option A, is the license attached to you or to the property? Because if it transfers with the property, the licensed house is worth more when you sell than an identical unlicensed house, and that's an exit argument nobody has made yet. If it's personal to the operator and expires, you built something that doesn't convey.

@anchor depends entirely on the jurisdiction, ask the licensing office in writing and keep the reply.

@quill I do renovation work and the reason I'd pick A is that a written inspection standard is a scope you can price. Option B has no standard, which means your scope is whatever you decide, and what I decide expands every time. On my last conversion the "just add a door and a closet" room turned into $8,400 because there was one duct run in the way and then the electrical panel didn't have space for the new circuit. A city checklist would have told me that on day one instead of week five.

Unregulated markets feel cheaper because nobody is making you do the work. The work is still there.

The financing side splits these two harder than the ordinance does. A licensed rooming house in a city where the use is named can trip occupancy language on a residential loan, and some lenders underwrite it as commercial. Ask before you apply how the lender treats a property with individual room leases, get the answer in writing, and confirm the current terms yourself because this varies by lender and changes.

Option B often finances easily as a plain single family, which is part of why the cheap path looks smooth right up until you need the rent to support the note.

I'm reading this thread twice like I do and I want to check I understand @tender's point. So the market where the use is legal and licensed is the market where the loan gets harder, and the market where nobody has written any rules is the one the lender treats as normal? That seems backwards to me.

@juniper it's less backwards than it looks. The lender cares about how the property is documented and used, and a license is a document that says "this is a rooming house." Silence in a small town's code doesn't create a document, so the file just says single family with a tenant. Confirm the language with the lender before you're under contract either way.

@quill I've done a version of option B, not co-living but a small multifamily in a thin market, and the lesson transferred. Thin demand punishes you on the third and fourth unit. The first room rented in eleven days. The last room in that kind of market is the one that sits, and your whole income density argument lives in that last room.

Voting A. Six houses in and the thing that has cost me most is ambiguity, not regulation. A rule I can read and comply with is an expense. A rule nobody has written yet is a risk with no number on it, and small towns write those rules the year after somebody's four-bedroom rental annoys a neighbor.

@thicket that's the part I've been chewing on from the land side. Absence of an ordinance is a timing bet. I've watched two rural counties go from nothing on short term rentals to a full permit regime in about eighteen months, both times after a handful of complaints. Nothing stops a town from doing the same to unrelated-adult occupancy, and grandfathering is never guaranteed and depends entirely on how the new ordinance is written in that state.

Reading this I think option C is the only one that works for someone who hasn't done a room house yet, including me. A and B both require you to be right about a market you haven't operated in.

@kestrel option C has a cost people skip. If the house has to clear as a whole-unit rental, you're buying a house with four ordinary bedrooms and one bathroom, and a four room house with one bathroom is a management problem you will feel every weekday morning. The houses that work best by the room have a second or third bath and a big enough common area, and those features usually make the whole-unit rent worse relative to price, not better. You end up paying for a layout the single-family comps don't reward.

I'd still take A. $850 rooms fill. $500 rooms in a one-employer town fill when that employer is hiring.

The line I keep going back to in your post is "demand looks thin to me." You already answered option B.

Zoning matters more than licensing here and they're separate systems. A city can have a rooming house license and a single-family zone that doesn't permit the use on your particular lot, and then the license doesn't help you. Pull the zoning district for the actual parcel, read the definition of family in that code, and read the permitted use table, and have a local land use attorney confirm the read since the definition and how it's enforced vary by state and city.

Option B, check the deed too. Old subdivisions in small towns carry restrictive covenants with no active HOA, and "single family residence only" in a 1978 declaration can still be enforced by a neighbor. No inspector will ever mention it to you.

@parcel that deed point is the one that would have gotten me. I only ever looked at what the building department said.

@quill for what it's worth, a house that's already got the bathroom count and the egress you need in a licensed city is often cheaper than the cheap house plus $30,000 of conversion. Price both to the finished condition, not to the purchase price. I do this backwards constantly and every time I tell myself the labor is free because I'm doing it.

A, and hold it a long time. Regulation you can comply with tends to protect the operators who complied, because it raises the cost of the next entrant. The unregulated town gives you nothing to hold behind you, and someone with more patience than sense will underprice your $500 rooms.

The thing I'd add is that neither option is passive. @quill you've spent two months reading ordinances and you haven't met a tenant yet. Four rooms is four leases and four sets of feelings about the dishwasher, and that continues for as long as you own it.