Rent benchmarks by unit type
Coastal California sits at the top of each range, inland California and Nevada near the middle, and inland Arizona near the bottom. Always validate against three live comps within a mile before setting a price.
| Unit | Size | Monthly rent |
|---|---|---|
| Junior ADU | ≤ 500 sq ft | $950 – $1,500 |
| Garage conversion studio | 400 – 500 sq ft | $1,300 – $1,800 |
| Detached studio | 400 – 500 sq ft | $1,500 – $2,100 |
| Detached 1 bedroom | 550 – 750 sq ft | $1,700 – $2,500 |
| Detached 2 bedroom | 850 – 1,200 sq ft | $2,300 – $3,200 |
The five features that raise rent most
- A separate, private entrance not shared with the main house — the single biggest factor
- In-unit washer and dryer, typically worth $75–$150 a month
- A dedicated off-street parking space, $100–$200 in dense markets
- Private outdoor space, even a small fenced patio
- A second bedroom, which frequently adds $400–$600 and widens your tenant pool to couples and roommates
Pricing without sitting vacant
Overpricing costs more than underpricing. A unit priced $150 above market that sits empty for six extra weeks loses about $2,700 in rent to chase $1,800 a year — and starts the lease from a weaker negotiating position. Price at market, get multiple applications, and choose the strongest tenant rather than the highest bidder.
Budget a 5–8% vacancy allowance annually even if your unit is desirable. Turnovers involve cleaning, paint, listing time and a few weeks of overlap no matter how well the property is run.
What you actually keep
From gross rent, subtract vacancy, property tax on the new assessed value, insurance, maintenance reserve (budget 5–8% of rent), utilities you cover, and management if you use it. Across our portfolio the typical net is 70–78% of gross. Run your specific numbers in the ADU ROI calculator rather than assuming.