The Lutz Guide to Cost-effective Multifamily Unit Turns

Finishes have a significant impact on how a potential tenant feels when they walk into a space, conscious or subconscious, which translates into how much they will pay for the space.

Does the space feel sterile or warm? Does it feel like home? These are the emotional decisions potential tenants make when they decide to live in your apartment.

Choosing the right finishes can significantly enhance the appeal and value of your multifamily properties.

In a competitive real estate market, creating a space that feels like home can give your property an edge.

We often see investors struggling with picking paint colors and finishes. Word from the wise, never let your contractor pick your colors—it’s a recipe to get something dated or something extra they have sitting around.

Here are some proven paint color combos that we like in Spring 2025. Remember, all the paint colors cost the same amount, so you might as well get aesthetically pleasing ones!

Paint Color Options

  • Warm White
    • Greek Villa (SW 7551) on walls
    • Pure White (SW 7005) on trim and cabinets
    • Works well with white cabinets and most of the cabinet color pop options listed below, including blues/greens and beige/tans.
  • Cozy White
    • White Duck (SW 7010) on walls, trim, and cabinets. Want a color pop for the cabinets? Then consider pairing with blue or green options below, with one of our favorites being Succulent (SW 9650).
    • Pro tip: Doing everything in the unit the same color is cheaper than doing the trim a different color. I’ve done duck on duck on duck many times, and it works!
  • Crisp White
    • Snowbound (SW 7004) on walls
    • Pure White (SW 7005) on trim and cabinets
    • For a subtle color pop, consider a pale green like Sea Salt (SW-6204) on the cabinets.
  • Bright White
    • This works really well in low-light apartments or basements!
    • Pure White (SW 7005) on walls
    • Extra White (SW 7006) on trim and cabinets
    • So white and neutral you can really add any color pop you want to it.
  • Greige 1
    • Walls: Drift of Mist SW 9166
    • Trim: Pure White (SW 7005)
    • Works well with blue/green color pop or a tan/greige color pop.

 

Choosing the right paint can make your property stand out, especially in a market like Kansas City, where multifamily investment properties are in high demand. For those considering buying multifamily properties in Kansas City, these aesthetic choices can be a key factor in attracting tenants. 

Should I Replace The Cabinets In My Investment Property?

We are huge proponents of painting cabinets over replacing them. One of the best ways to save money on your multifamily unit turns is to keep the cabinets, paint them, and replace the hardware.

Painting cabinets is a cost-effective strategy for any investor, whether you’re managing a small duplex or a large apartment complex. Keep in mind that minor upgrades like these can significantly boost your ROI.

So, what color should I paint the cabinets?

  • Blue/Gray:
    • Succulent (SW 9650)
    • Sea Salt (SW 6204)
    • Salty Dog (SW 9177)
  • Greige/Tan:
    • Safari SW 7697
    • Farro SW 9103
    • Accessible Beige SW 7036
  • Dark Neutral:
    • Sea Serpent (SW 7615)
    • Gale Force (SW 7605)
    • Tricorn Black (SW 6258)
  • White: Just like the trim is always a safe bet!

The gray-on-gray trend (gray floors and gray walls) is out. We like warm or light brown floors. Please stop painting walls Network Gray (SW 7073) and similar solid gray colors! If you want something darker, go for a greige or an off-white, not gray!

What About Paint Sheen?

  • Matte: On a flip, where I will personally live, or in an A-class rental.
  • Satin: Walls of a rental; if you think it’ll get really beat up, do eggshell over satin.
  • Eggshell: Trim and doors; if you did eggshell on walls, do semi-gloss on the trim.
  • Ceiling: Always flat, but if you are doing the walls matte, you can just do the ceiling matte too.

What About Texture?

  • Smooth: If you want to spend the money on it (more expensive than texture) with orange peel or low knockdown on the ceiling.
  • Orange Peel: Throughout, including on the ceiling.
  • Orange Peel on Walls, Low Knockdown on Ceiling.

Should I Scrape My Popcorn Ceilings?

YES. Even though I’ll just spray knockdown or orange peel? YES, scrape them!

A few more notes on paint before we move on: Understand the Light Reflective Value (LRV) of the color you pick, understand the undertones of the color you pick, and try a sample in the space before you paint the whole thing!

I’ve had bad experiences with Alabaster SW 7008 (too yellow in dim light), Roman Column SW 7562 (too yellow no matter the light), and Toque White SW 7003 (pink undertones really come out in low light)!

We recommend purchasing from Samplizer and putting up the sheets in the space to see how they look in the light or painting on a sample.

The light in the space can have a huge impact on how the paint looks. The undertones can look great in low light but terrible in bright light or vice versa. Always check!

Cost-effective Options for Unit Turns

Here are the options you usually have when turning a unit, in order from lowest cost to highest cost:

  • Countertop and Backsplash Options
    • Leave what you have
    • Enamel existing counters
    • Replace countertops with:
      • New laminate
      • New butcher block
      • New granite
      • New quartz
  • Shower Options
    • Enamel what you have
    • New prefabricated shower surround
    • New tile surround
  • Tub Options
    • Enamel what you have
    • Replace the tub
  • Lighting Options
    • Leave what you have
    • Replace fixtures
    • Add can lighting
    • Add can lighting and replace light fixtures
  • Switches/Outlets Options
    • Leave the switch plates and switches you have
    • Replace only the switch plates
    • Replace the switches and switch plates (I do Decora and I buy them in bulk from Amazon).
  • Hardware Replacement Options
    • New door hinges, new door knobs, new cabinet pulls, and new cabinet hinges.
  • Finish Color
    • Chrome
    • Brushed nickel
    • Matte black
    • Gold

Updating hardware is a simple yet effective way to modernize your units and increase your ROI.

Why Invest in Multifamily Properties in Kansas City?

With the right improvements, you can maximize rental income and property value, especially in growing markets like Kansas City. Kansas City is often cited as one of the best cities for multifamily investing due to its steady population growth and economic stability. 

These renovation tips are applicable whether you’re updating a duplex, triplex, fourplex, or even larger apartment complexes. If you’re looking to invest in multifamily properties, these strategies will help you maximize your investment.

Explore Investment Opportunities in Kansas City

For more information on purchasing investment properties, visit Lutz Sales + Investments, one of the leading Kansas City real estate companies specializing in multifamily investments. Check out our current investment properties for sale in Kansas City, including:

 

Kansas City
8666 W 96th Street, Overland Park Kansas 66212

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