Value-Add Renovations That Boost Rent in Fort Myers

Posted on 2025-12-08 02:23:40

Fort Myers rewards householders who upgrade well, now not lavishly. Rents circulate with perceived caliber, comfort, and durability, and the most competitive returns tend to come back from innovations that discuss to how citizens the fact is stay in Southwest Florida. If you have got ever misplaced a week turning a unit by reason of corroded plumbing or watched a hire-up stall in view that the kitchen appeared tired, you understand this already. The query is which improvements stream the needle, how so much to make investments, and a way to keep chasing aesthetics as a way to no longer pay you returned during this industry.

I actually have controlled and renovated contraptions throughout Lee County thru rain-shortened job schedules, unpredictable assurance renewals, and deliver delays. The lessons below come from what has leased sooner and for more cash in Fort Myers neighborhoods from Whiskey Creek to Gateway and down the McGregor corridor. The solution just isn't marble and shrewdpermanent mirrors. It is resilient finishes, storm-savvy development selections, and way of life capabilities that address warmth, humidity, and a automotive-elegant city.

Start with the employ math and the Fort Myers renter profile

Value-add is shorthand for alterations that produce greater robust employ or decrease running expenditures inside of a cheap payback window. In Fort Myers, an honest rule of thumb for long-time period rentals is to objective a 24 to 48 month payback. Vacation condominium math is one of a kind, but the theory is the similar: payback, no longer status.

Before swinging a hammer, write down three numbers. First, Best Property Management Fort Myers contemporary positive lease in step with month after concessions or emptiness. Second, real looking marketplace rent for the upgraded product, which that you would be able to pull from sparkling comps on an identical renovated models within a one to a few mile radius. Third, the entire expense of the task along with parts, hard work, taxes, enable expenditures, and lost rent throughout turnaround. If a ten,000 buck refresh yields 250 greenbacks extra consistent with month, your rough payback is 40 months prior to tax blessings or utility reductions. If possible also lower one turnover among paint cycles in view that you chose scrubbable finishes, your factual go back will get enhanced.

The familiar Fort Myers long-time period renter values bloodless air, in-unit laundry, parking, and a clear, undemanding kitchen. Younger renters relocating for healthcare paintings close HealthPark Care and Lee Memorial, snowbirds transitioning to yr-around, and carrier workers tied to hospitality along US-forty-one have a bit of distinct priorities, yet they overlap extra than chances are you'll suppose. Across those groups, serve as beats flash, and small comforts depend inside the warm.

Kitchens that rent: gentle, durable, and serviceable

Kitchens rent residences. In a coastal local weather, humidity and salt air punish lower priced cabinetry and finishes, so feel in phrases of parts that cling in combination by means of steamy summers and heavy use.

Cabinets are the place budgets visit die. You do no longer need customized picket, however you do desire plywood containers or a high-grade furniture board with sealed edges, gentle-close hinges, and a conclude that wipes fresh with out peeling. Shaker fronts in white or a hot grey nonetheless rule since they photograph good, they brighten compact spaces, and so they let your countertop do the conversing. In older Fort Myers blocks built within the Seventies and 80s, I actually have had reliable luck exchanging failing face-body doors with competent-to-assemble frameless cabinets and including complete-extension drawers. The hard work is sooner than rehabbing old boxes to be able to swell returned.

Countertops deserve more idea than they commonly get. For lengthy-time period rentals, quartz in a mid-tone with delicate veining is the sweet spot. It resists stains better than many granites, demands virtually no protection, and reads as premium. For small kitchens beneath 40 rectangular ft of counter aspect, the incremental fee over laminate basically pays again in a single rent. Pair with a regularly occurring four inch backsplash or a common tile to the cabinets. Avoid tiny mosaic tile in the back of stoves, it dates right away and makes cleansing complicated for residents.

Appliances may still be tremendous wherein probably. Fort Myers renters incessantly cook at domicile in summer time instead of eating out in top warmth, and they would like a true oven and a 36-inch fridge if the footprint allows for. Stainless finishes stay a draw. If you take care of multiple contraptions, standardize the company and variety to inventory materials and reduce carrier calls. Induction continues to be rare the following and might confuse renters, but delicate-correct electric tiers photo cleanly and maintain grease off coils. Run a dedicated outlet and sufficient GFCI insurance policy along the counters to satisfy code and these days’s gadget load.

Lighting and hardware are the completing touches that earn clicks. Under-cabinet LED strips make even a modest kitchen suppose custom for underneath 20 cash in keeping with linear foot installed. Matte black or brushed nickel pulls, not knobs, store doors from finger dust, and a pull-down sprayer faucet makes the sink think progressive without a clothier charge.

Expect a smartly deliberate, sturdy kitchen refresh to add one hundred fifty to 350 cash according to month to potential lease in C plus to B grade residences, with complete quotes starting from eight,000 to 18,000 dollars depending on scope and room length. In bigger-quit stock west of Summerlin, you could possibly upload more, mainly if the previous kitchen turned into fairly dated.

Bath enhancements that survive humidity

Bathrooms convey put on early during this weather. Caulk fails, grout stains, and MDF vanities swell. Choosing water tolerant supplies pays for itself in fewer protection tickets.

Start with the wet place. If you have fiberglass tub surrounds with hairline cracks, changing them with a porcelain-tiled alcove and a forged iron or acrylic tub All County Medallion Property Management Fort Myers can be valued at it, however in simple terms in case your building has reliable plumbing lines and that you would be able to water-resistant desirable. For leases, I more often than not specify widespread-format porcelain tile with minimal grout lines, a cement board backer, and a single niche for shampoo. Where tubs are unnecessary, a curbless shower with a linear drain feels upscale and can widen your renter pool to older citizens who fully grasp the accessibility. Glass doors appear nice online, but framed, semi-frameless types sparkling less complicated and payment much less to substitute. Shower curtains are the least capital extensive however generate greater moisture mess.

Vanities should be furniture-grade plywood with a quartz or solid-floor proper. Choose one-piece sinks to lower down on caulk seams. In homes close to the river or the Gulf wherein salt air creeps in, metallic fixtures in brushed nickel resist displaying corrosion more suitable than polished chrome. Upgrade exhaust enthusiasts to a greater CFM with a humidity sensor, and tie to a timer switch so moisture as a matter of fact leaves the room. Simple framed mirrors, not builder plates, dangle up larger and appear intentional.

In smaller complexes, I actually have visible bath overhauls produce 50 to 150 funds more in per 30 days rent and, simply as precious, shrink turnover cleansing occasions. An honest tub refresh stages from 3,500 funds for a partial update to 9,000 dollars for a complete moist-quarter rebuild with new plumbing valves, based on tile desire and Glass thickness.

Air conditioning, insulation, and the top charge of comfort

Fort Myers renters investigate thermostat controls practically as fast as the kitchen. If the AC unit struggles or the ducts are leaky, all the things else feels less vital. Newer top-SEER approaches market smartly, but even greater than SEER, operational steadiness and fresh ducts are your promoting features.

If your technique is over 12 years ancient or uses obsolete refrigerant, plan for alternative with a mid to high-SEER warm pump sized as it should be for the unit. Oversizing causes humidity and mold problems, undersizing causes name-outs and concessions. Duct sealing and a shrewd however sensible thermostat upload to perceived pleasant. In models with fashioned single-pane sliders, swapping to vitality-powerful impact windows reduces warmness reap, sound move, and insurance plan tension. The combination of trendy HVAC and larger home windows can justify employ bumps of seventy five to 200 cash, and can shrink application accounts for residents, which helps your Property Management workforce maintain the rent in excursions.

Insulation improvements are less glamorous yet robust. Blown-in attic insulation in single-degree lawn apartments, foil radiant obstacles underneath roof decks, and door sweeps to stay away from infiltration make the accomplished domicile feel greater forged. If your house contains electrical power inside the rent, the payback hurries up. Even if no longer, your online evaluations upgrade while citizens really feel cool with no working the method nonstop, and more effective Property administration citadel myers critiques assistance lease devices quicker.

Flooring that prospers in a moist, sandy market

Sand, water, and puppy site visitors are the enemies. Carpet dies here unless you are flipping quick-term between deep cleans. The stability is durability, sound transmission between floors, and settlement.

Luxury vinyl plank with a inflexible center continues to be the champion for long-time period rentals. Choose a 20 mil wear layer, click on-lock set up, and a water resistant ranking. Glue-down is more preserve in a few top-moisture flooring flooring yet harder to update in patches. Use one shade across varied sets to simplify upkeep and keep spare cartons on site. Avoid very darkish tones, they show dirt and sand immediate. Pair with high baseboards and silicone caulk in moist-vulnerable parts. Residents note the texture underfoot and the quiet in contrast Property Management to hole laminates.

On 2d reviews, add a true sound underlayment to mitigate footfall noise. Your downstairs neighbors will thank you, and your Property Manager Fort Myers crew will area fewer lawsuits. For kitchens and baths, some homeowners still prefer tile. If you cross tile, choose porcelain with a mild texture to steer clear of slip points when wet.

Expect flooring enhancements to boost lease by using 75 to 175 dollars according to month and to cut turnover charges sharply. I actually have viewed make-readies drop through 2 to three days whilst crews no longer desire to substitute carpet or chase stained pads.

Laundry, garage, and the every single day comfort premium

In-unit laundry is a lever. Even a compact washing machine-dryer in a hallway closet adjustments how prospects fee a unit. If your plumbing stack supports it, carve house for a 24 inch stackable set with a drain pan and a quiet vented or first-rate ventless unit. In older Fort Myers properties, venting is in certain cases the impediment; when in doubt, budget for a lint alert and more common vent cleanouts to forestall humidity spills. Market the benefit and the time savings.

Storage is underrated. Add a coat closet where there has been none, shelving in the water heater closet, and construct standard pantry shelves if the kitchen lacks them. In a urban where many residents kayak, fish, or hit the seashore, comfortable open air garage for apparatus may be a differentiator. A lockable three through five foot shed or a caged area in a carport supplies you a specific thing few comps have, and it quotes a fraction of a kitchen facelift.

Together, laundry and storage can push rent 50 to one hundred fifty funds, with a one to 2 year payback and happier citizens who reside longer. Lower turnover drives net running source of revenue almost as much as better hire, and the most suitable Property Management in Fort Myers watches either.

Curb allure and outdoors living

Fort Myers renters care approximately where they sit in the night as soon as the heat breaks. Small, sensible backyard spaces convert. If your unit has a patio or lanai, invest in fresh concrete, a recent monitor enclosure with heavy-gauge mesh, and a ceiling fan rated for outdoors. Add a hose bib if one is lacking. Post Hurricane Ian, I even have chanced on that citizens pay extra focus to drainage and status water. Grade soil away from slabs, upload a French drain where splashback takes place, and maintain gutters flowing.

Landscaping will have to be tropical yet low-preservation. Native or adaptive flora like cocoplum, Simpson’s stopper, and muhly grass thrive the following with less fertilizer fuss. River rock in slender beds keeps mulch from washing into paths. Fresh paint, new address numbers, and a contemporary, dark-on-gentle door colour modernize an exterior for pennies when put next to hardscape overhauls. These touches might not draw a right away lease delta on a spreadsheet, yet they shorten days on marketplace, and your Property control fortress myers leases crew will notice the difference in appearing remarks.

Safety, storms, and insurance coverage reality

In Southwest Florida, resilience sells. Impact-rated home windows and doors are more than insurance coverage credit. Residents believe more secure, noise drops, and the AC works less. If full affect substitute is not really inside the budget, reflect onconsideration on shutters that literally set up truthfully, and make a plan to illustrate it in the time of tours. Wind-rated garage doorways on single-household rentals are any other point of consolation that potentialities ask approximately.

Smoke and CO detectors, GFI shops close to water, handrails, anti-slip strips on exterior stairs, and action lights in parking places are desk stakes. After heavy rain, water finds terrible grading rapidly. Properly sealed transitions and a refreshing, accessible electrical panel tell a resident that the estate is cared for. That care interprets to fewer renovation calls to your Property Manager and enhanced lease renewals.

Technology: easy, official, and secure

Smart dwelling house units can assist leasing provided that they are bulletproof. A Wi-Fi deadbolt with actual key backup and changeable codes via your Property Management device cuts key turnover. A sensible thermostat with lockable setpoints prevents extreme settings that burn calories even as nevertheless giving residents handle. Leak detectors lower than water heaters and sinks restrict disasters, and water shutoff valves with far flung keep an eye on can store hundreds right through a vacancy, mainly in the time of summer season storms.

Avoid overly complex setups that require fixed app improve. Residents churn, and so do phones and passwords. Keep the technique proprietor-pleasant. In increased homes, video intercoms that path to telephones assistance deliveries and decrease overlooked applications. If you lean into holiday rental administration establishments in Fort Myers, FL, mighty shrewd locks and noise tracking help guard cash, however look at various condominium doctors and urban principles beforehand including some thing that documents sound or location records.

Vacation leases versus long-time period: exclusive math, overlapping upgrades

Fort Myers draws snowbirds and beachgoers, and quick-time period leases can outperform long-term in yes wallet if managed smartly and permitted. The worth-provides overlap, but inside layout and fixtures play a bigger function. Durable, coastal-neutral fixtures, king beds in primary rooms, black-out hues, and utterly stocked kitchens to excellent matter strengthen nightly premiums. A clean lanai and a gasoline grill in single-loved ones buildings earn five-celebrity opinions.

Where both items converge is sturdiness and straightforwardness of cleaning. Luxury vinyl flooring, quartz counters, easy partitions with washer-friendly paint, and tight caulk strains lend a hand your cleaners flip the assets instant. If you work with trip rental management companies in Fort Myers, FL, ask them which positive aspects scale back their cleansing occasions and hurt claims. Their insights ordinarily outperform a fashion designer’s mood board when it comes to ROI.

Permits, proprietors, and sequencing that saves you money

Fort Myers and Lee County allowing can be effortless if you plan. Anything touching format, electric, plumbing, or HVAC likely needs a let. Unpermitted paintings can stall a refinance or sale and set off expensive corrections. Hire approved contractors for commerce work and stay copies of enables with your Property Manager Fort Myers file so you can educate searching for what you offer or insurers you did things precise.

Sequencing topics in value-add projects. Demo, difficult trades, insulation, drywall, paint, flooring, then finishes. Get fabrics on web page prior to you pull out the shelves. Supply chain hiccups still turn up, and a lacking self-esteem can upload per week of vacancy in height season. Build a core vendor bench: a cabinet dealer who can ship in two weeks, a countertop fabricator who hits templates fast, an HVAC spouse who knows coastal corrosion, and a handyman who genuinely displays up. Ask round amongst Best belongings control Fort Myers teams for referrals. Private assets management Fort Myers operators regularly retailer vetted lists with pricing that saves you from retail charges.

Working with a legitimate property manager on renovations

A seasoned Property Manager can ward off highly-priced errors. They realize which finishes come returned with spoil, what residents complain about, and tips to collection turns to shrink downtime. Property Management Fort Myers teams additionally monitor the have an effect on of each improve on days-on-market and renewal rates. If you're interviewing managers, ask for case reviews: teach me rents and timelines in the past and after a standardized kitchen and bath refresh throughout 5 items. Real archives beats provides.

Owners oftentimes ask what belongings control costs are well-known and what a property administration expense covers, tremendously while renovations are in the mix. In Florida, the regular per 30 days management check many times falls between 8 and 12 percentage of accumulated employ for long-time period rentals, with lease-up costs most of the time one-part to a full month’s hire. Some enterprises be offering flat charges. A prevalent leadership charge covers employ choice, renovation coordination, rent enforcement, accounting, and communications. It oftentimes does no longer disguise sizeable upkeep task management except distinctive. Expect one other assignment fee or hourly expense if your Property Manager oversees a 30,000 dollar rehab and pulls distinctive enables. Clarify scope up front to prevent surprises.

Does estate management encompass cleaning? For everyday operations, managers coordinate circulate-out and turnover cleansing and bill the check with the aid of to the proprietor or from the protection deposit. For renovations, they will schedule put up-production cleans, however once more, the value is separate. What does the 80/20 rule imply in property administration? In observe, it manner 20 p.c. of your gadgets or tenants generate eighty percent of your complications or maintenance tickets. Smart managers construct techniques and finishes that tame that 20 %: long lasting floors, uncomplicated taps, strengthened towel bars, and clean condo laws.

If you're unsatisfied together with your supervisor mid-challenge, how to break a belongings administration contract is dependent for your settlement. Many Florida contracts let termination with 30 days’ become aware of and a value, principally if there is an lively hire-up. Read the termination clause cautiously. If your supervisor is the broking service of rfile on located tenants, there can be ongoing leasing commissions. Consult a precise estate lawyer before pulling the plug so your contractors, tenants, and allows for do no longer get stranded.

Budget degrees and life like employ lifts, via upgrade

The following snapshots align with mid-industry Fort Myers product, excluding ultra-luxurious waterfront.

Kitchen refresh with shaker cabinets, quartz, backsplash, LED beneath-cabinet, stainless home equipment: 8,000 to 18,000 greenbacks. Typical lease lift: one hundred fifty to 350 money according to month. Bathroom refresh with new arrogance, rest room, pale, exhaust fan, and bath-to-bathe retile: three,500 to 9,000 dollars. Typical rent lift: 50 to one hundred fifty bucks per month. HVAC substitute with duct sealing and shrewdpermanent thermostat: 6,500 to twelve,000 dollars. Typical hire raise: 75 to 200 funds according to month, plus cut back maintenance calls. Flooring upgrade to LVP for the duration of: three,000 to 7,500 cash for a 900 to 1,2 hundred square foot unit. Typical hire carry: 75 to a hundred seventy five greenbacks according to month and speedier turns. Impact windows or caliber shutters: 12,000 to 25,000 bucks for a known 2 bed house or small SFH. Typical appoint lift: seventy five to 200 bucks according to month, superior advertising and marketing, and insurance credits.

Numbers fluctuate via textile collection, exertions availability, and entry. In peak season, anticipate lead times to stretch and bids to run higher. Off-season scheduling can trim five to ten p.c..

The marketing payoff: pics, replica, and reviews

Renovations do no longer pay except customers see and consider them. Photograph the data that remember: the lower than-cupboard glow on quartz, the bathe area of interest, the laundry closet with the recent stackable set, the impact sticker on the window, and the quiet smart thermostat on an affordable environment. In itemizing copy for Property management Fort Myers leases, talk to effect, now not simply good points. Instead of luxury vinyl plank, say quiet, water-resistant floor that handles sand and pets. Instead of have an impact on windows, say quieter, cooler rooms and peace of intellect in hurricane season.

Online status counts. Good paintings presentations up in Property control Fort Myers reviews. Residents mention smooth cross-ins, sparkling spaces, responsive upkeep. If you standardized finishes and built straight forward-to-clear contraptions, your teams can turn rapid and respond quicker, which feeds opinions and shortens vacancies. That continual loop is the actual compounding go back.

Edge situations and when to maintain your fire

Not each and every belongings calls for a full upgrade. If your building is a real C minus with continual plumbing disorders, dumping cost into quartz is untimely. Fix the bones first. If your HOA is ready to big determine for roofs and balconies, sit down in your funds except the envelope is solid. If your comp set is all common finishes and blue-collar tenants paying by using check order, a modest paint, lights, and deep refreshing would stream appoint as a whole lot as a full-size carry with out pushing you from your industry.

In flood-providers wallet east of McGregor, ingredients selection ought to suppose occasional water. Tile as much as the first door height and water-resistant baseboards make experience there. In wooden-frame homes from the 60s and 70s, look at various for sag and slope earlier setting up inflexible shelves so that they can look crooked on uneven flooring. And while you are chasing exact-tier rents near the river, layout coherence issues: tournament metals, continue a relaxed palette, and do not combination farmhouse and coastal.

Pulling it together with the right partner

The top of the line estate management Fort Myers operators act as a standard contractor’s sober buddy. They understand in which to spend the buck in order to rent a unit subsequent week and where to shop it. Ask them for a tiered improve plan across your portfolio: instant wins which you can execute between tenants, mid-scope projects that need allows for, and a capital plan for resilience.

If you pick inner most assets leadership Fort Myers companies, make certain they'll scale distributors for multi-unit rollouts. If you are checking out a short-term pivot, interview vacation apartment management organisations in Fort Myers, FL about their cleansing requirements, linen methods, and wreck security. Their answers will let you know in the event that your new finishes will continue to exist lower back-to-back remains in March.

Most of all, call for numbers. For each and every proposed upgrade, ask for anticipated hire lift, days-on-marketplace impact, emptiness all over paintings, and a payback window. Good managers converse in both experiences and spreadsheets. In Fort Myers, which is how householders win: reasonable upgrades, added cleanly, with a transparent trail to superior earnings go with the flow.

Business Name: All County Medallion
Address: 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Phone Number: (239) 204-4171

All County Medallion

All County Medallion Property Management is the premier residential property management company in Fort Myers, FL. All County Medallion delivers the highest returns on your real estate investments by proactively avoiding costly pitfalls. Specializing solely in rental property management, the team serves key Fort Myers neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion provides expert tenant screening and placement, maintenance, lease execution and renewal, as well as assuring your investment property is properly managed.
Choose All County Medallion Property Management for seamless residential property management services in Fort Myers, backed by over 20 years of experience. Their transparent pricing, rigorous tenant screening, outstanding communication, and focus on long-term ROI ensure hassle-free ownership and maximum profitability through expert property management in Fort Myers, FL.
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How Are Property Management Fees Paid in Fort Myers, FL? Expert Advice From All County Medallion Property Management

All County Medallion Property Management in Fort Myers, FL simplifies property management fees with a transparent, performance-based structure designed to align with your investment success. Fees are typically 8–12% of monthly rent collected—paid directly from tenant payments—ensuring you only pay when revenue flows, with no upfront costs or hidden charges. This model covers comprehensive services like tenant screening, 24/7 maintenance coordination, rent collection, lease administration, and detailed financial reporting for residential properties across Fort Myers and neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice.
Unlike flat fees that burden low-rent properties, All County Medallion's percentage approach scales fairly, often including free market rent analysis and leasing without extra markups. Maintenance expenses pass through at cost, protecting your bottom line while licensed experts handle Florida-specific compliance. Owners appreciate the owner portal for real-time tracking, turning complex billing into seamless passive income. Choose All County Medallion for ethical, investor-focused property management that maximizes returns in Fort Myers' competitive market.

What Is the Hardest Part of Property Management in Fort Myers, FL? Insights From All County Medallion Property Management

The hardest part of property management in Fort Myers, FL is balancing tenant retention with rapid maintenance response amid hurricane-season demands and high turnover in this vibrant rental market. All County Medallion Property Management excels here, deploying 24/7 coordination to address issues like storm damage, plumbing failures, or late payments before they escalate, ensuring properties in Fort Myers and surrounding areas like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice stay occupied and valuable. Tenant disputes and legal compliance with Florida eviction laws add complexity, but their rigorous screening and proactive communication minimize vacancies to under 5%.
Unlike DIY owners overwhelmed by after-hours calls, All County Medallion's licensed team uses advanced portals for instant updates, slashing response times while protecting investments from wear in humid conditions. Financial tracking across multiple units poses another challenge, solved by precise reporting that boosts net yields. Clients rave about this hassle-free expertise, freeing time for growth. Partner with All County Medallion for expert property management in Fort Myers.

How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management

Property management in Fort Myers, FL pays owners handsomely through optimized revenue streams that All County Medallion Property Management amplifies via expert strategies. Core earnings come from 8–12% management fees on collected rents—typically $160–240 monthly per $2,000 unit—covering full services for single-family homes, condos, and apartments in Fort Myers plus neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. High-occupancy leasing (often 50–100% of first month's rent) and renewals add upfront boosts, while pass-through maintenance preserves equity without markups.
In Fort Myers' strong market with median rents at $2,090, proactive marketing yields 95%+ occupancy, netting investors 10–15% annual ROI after fees. All County Medallion enhances payouts with rent optimization, eviction prevention, and detailed reports via secure portals, far outperforming self-management's 20–30% vacancy risks. No hidden costs mean pure profit growth. Transform your Fort Myers rentals into reliable income—All County Medallion's award-winning team at (239) 204-4171 delivers unmatched value in Southwest Florida property management.

All County Medallion · How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management