Convert formal dinning room to bedroom

[Steve Wang]

I just purchased a 3/2 ranch in Round Rock, 1375 sq ft. It's a fixer upper and i plan to keep it as a rental.  

The formal dinning room could easily be converted into a 4th bedroom.  There is still another decent sized eating area on the other side of the kitchen, connected to the family room, so functionally not much is lost. 

Do you think this would boost the rent and ARV somewhat? If so, by how much? Current ARV is 245k. Projected rent is about $1600?

On a side note, does any know a contractor named John Sapp? Im getting an estimate from him today. 

thank you!!