It seems that half the 3-family houses I show no longer have a garage standing on the property; they have been knocked down, with only a slab remaining in the back yard like a dinosaur footprint. The other half have a garage still standing (although some have a definite lean to them).
Most often owner-occupants want a garage when they purchase a 3-family home to store their own gear and vehicles. I've seen owner-occupants find a personal use for 2, 3 or even 4 garages. In rare cases, you can find a 6-car garage across the back of a 3-family lot.
So how many garages is too many? What is the right number for an investor?
The investor argument for no garages - just pave the back yard and park cars on it:
1) Snowplowing is more complicated (and expensive) with garages blocking up the parking area.
2) Tenants won't pay extra rent for a garage, but will block access to it when they park.
3) Garages are one more maintenance burden and a haven for animal tenants (who never pay rent).
4) Many towns prohibit the rental of garages to non-residents (you can't rent to a neighbor).
5) Garages give tenants (and landlords) one more place to store debris they should just throw out.
6) Garages add to your assessment and your tax burden.
Why garages work for some:
1) Tenants with nicer cars will pay a premium to have a garage with their unit (just include with the rent).
2) The back yard looks much neater with half the cars garaged.
3) Car insurance is less if your car is garaged.
4) Contractors love the "free" storage space.
Since there is a good split in the central Connecticut market inventory, there is an easy solution to everyone's request on the garage front!
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