Posted by By Paul Branton, Director of Investor Services for Home Rental Services
When it comes to rental properties, age can be both a blessing and a burden. Homes built 30+ years ago often offer solid bones and great layouts—but stylistically, they can feel stuck in the past. We recently took on the renovation of an Overland Park property built in 1990 and made a few high-impact updates that completely transformed the space.
Here’s a look at the improvements we made—and why they’re worth considering for your own rental portfolio.
Removed the Pony Wall:
One of the first things we did was remove the infamous “pony wall” (goodbye awkward divide!) An architectural feature that made sense in the ’90s but now only serves to break up the flow of an otherwise open floor plan. Taking it out immediately modernized the main living area, made the space feel larger, and created a more natural flow between the kitchen and living room.
Bonus: A more open layout photographs better and shows better in person, which helps reduce vacancy time.
Before/After
Painted the Wood Trim White:
Next, we tackled the dated golden oak trim. Painting all the baseboards, window casings, and doors white was a game-changer. The fresh white trim not only brightened every room but also gave the home a clean, updated look that renters love. It also provided a neutral canvas that works well with nearly any wall color or décor style.
Pro Tip: Use a durable semi-gloss paint for trim – it holds up better to wear and tear and is easier to clean.
Before/After
Swapped Out Carpet for Hardwood Flooring:
The original carpet had seen better days. We replaced it with new hardwood flooring to match the existing hardwoods in the kitchen. Hardwoods add warmth, durability, and timeless appeal… not only does it look fantastic, but it’s also easier to maintain between tenants and lasts much longer.
Regardless, if it’s real hardwoods, engineered or vinyl plank, hard surface flooring in living areas is becoming more of an expectation than a luxury.
Before/After
Upgraded Seashell Bathroom Vanities to Granite:
Remember those seashell-style sinks that were all the rage in the ’90s? It was time to let them go…. I mean, we aren’t anywhere near an ocean here in KC anyways! We decided to swap them out for sleek granite countertops with under-mount sinks. The new look is polished, durable, and modern. These bathrooms feel more like a hotel suite than a time capsule with this update.
Before/After
The Takeaway: Strategic Renovations Pay Off
Renovating a rental doesn’t have to mean a full gut job. In this case, four targeted updates took a dated house that was getting tired and turned it into a bright, desirable, and market-ready home that appeals to today’s renters.
These changes improved this property’s long-term value, increased tenant interest, and allowed us to justify a higher rental rate—all without blowing the budget. Whether you’re updating your first rental or your fifty first, focusing on key cosmetic changes that renters care about is the smartest way to maximize your ROI.
Thinking of renovating a rental? Reach out to let us know—we’re happy to share more ideas that work!
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