For my daughter's bedroom closet (she's 2ý yrs), I use the shelves up top for storage of her stuff: diapers/pullups, wipes, some hand-me-down clothing/shoes she's growing into, toys that I limit useage, etc. I hang only the clothes that fit her but are either nicer & are better off hung...or are out of season. I find it harder with laundry to hang everything, so these are the clothes that fit but she's not wearing daily. At the bottom of the closet, I have a couple milk crates put together for a book shelf. I made the floor inside the closet & outside the door a little reading area for her. She's really into her books and can tear up the room just with books, so this is an easy way for me to keep them contained, hidden, and easier cleanup...but with easy access for her. As for her clothes she's wearing daily, I find I can manage them better folded & put in a dresser.

I was confused at first like the other posters about why you cared about the appraisal if it was before you did the work, but then re-read your post and at the end you explained you want to finance the remodel. That said, if you're going to change the 3rd bedroom into a bathroom plus walk-in closet, I can't envision how in the world you could "pretend" that's a bedroom as well. There's not enough room, Presumably this is an older house, in which case it's probably got small bedrooms to start with. There will be added value from having a second bathroom. Perhaps that would offset the lost value from a bedroom. I'd call an appraiser or two and run your plan by them. But rarely do any improvements return (or appraise for) what they cost you to do. I seriously doubt that your changes would increase the value $80K unless this is a $2 million house or something. While you should certainly make the changes that will make the home more livable for you, you should probably save up some more cash and pay for the remodel that way. Or make a bigger down payment and/or pay down the principal faster and create equity that you can borrow down the road.

These radiators appear to be connected to a two-pipe water boiler (not steam)? For standard hot water radiators you can find tables online to calculate the BTU capacity. You need to measure the height, number of rows (looks like it is 3 for yours), and the normal operating temperature of your boiler when the pump is running. That will give you the BTU heating capability of the current radiators. Then go to a site like Runtal or Myson and look up the BTU rating for their various radiator options. Some are advertised as replacements for cast iron, while others are intended to use with a baseboard heating system. One big difference is that cast iron radiators are usually run at a relatively low temp (135-150 degrees) because they retain and radiate heat very well, while baseboard systems run at a a higher temp (180 degrees) because they heat and cool quickly. If you mix the two types of radiant heaters you will need to heat water to the highest temps needed, and then use a mixing valve to mix in cold water for the lower temp units. The simplest option is to use a new radiator that has characteristics similar to your existing cast iron radiators so that it works well with your existing boiler configuration. If you let a contractor replace them with cheap fin and tube radiant heat units without making any other changes I doubt you will be happy with the results. Bruce

Check on an appraisers forum to see if there would be any difference in value. Unless you are getting cash for the sale or a large down payment from the buyer the appraisal will be the determining factor if you actually get more at the sale. If you do this change, do it for yourself and not for resale. If you do this change, make sure you don't make the current floorplan dysfunctional as that will take value away. If you are using the exact same square footage and not adding any, then it is doubtful that your home would add value but you would need to get twin sales in the area to see how much, if anything, is added to the value. It may open up the buyer pool and sell more quickly though. As the others mentioned consulting with a couple of Realtors in your area would help you get a handle on the current market.