Best improvements to make to a vacant unit?

[Kevin Z.]

Hello,

I just had my first vacancy in a 4 unit apartment building that I have owned for about two years. It is located in Los Angeles, fairly blue collar, strong rental area a few miles west of USC. The building is subject to rent control.

The unit that is vacant is my largest and highest priced unit. The prior tenant was paying $2,200 /month for the 4 bedroom, 2 bathroom unit.

It is in reasonable shape and was upgraded by the prior owner to some extent. The level of workmanship is of a handyman quality level so could certainly use further improving.

Below is a list of possible improvements/ upgrades I could make to the unit and I would love any advice as to what improvements have provided the best return on investment in terms of commanding higher rents. The list is in no particular order.

• Remove popcorn ceiling, paint walls and ceilings flat white
• Recessed lighting throughout
• Central air with a rooftop package unit and over-the-roof ducting
• New cabinet over the stove with a microwave vent hood
• Dishwasher
• Shower enclosures (currently just has shower curtains)
• New white vinyl windows (remove and dispose of the existing window covering),
• Bead-blast the front screen door and spray-paint white (or just replace)
• Replace the few remaining original painted cabinet doors
• Switch to new Decora outlets and switches
• Basic handyman work like recaulking the bathtubs

Thank you for the help and looking forward to hearing about your experiences.

Best,

Kevin